Southbury · Enfield · Enfield North constituency · 51.65616, -0.06937

EN1 3AB— Southbury, Enfield

Location and area intelligence for EN1 3AB, Southbury, Enfield

The family fortress

 

Schools 100%Safety 79/100Transport 29/100Yield 3.85%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
62
Safety
79
Schools
90
Transport
29
Environment
87
Investment
51

The bottom line

EN1 3AB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 58 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

EN1 3AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.0% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for EN1 3AB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How EN1 3AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

George Spicer Primary School

Not yet inspected · 7 min walk

KS2: 105.3

★★

Secondary

Chace Community School

Good · Inspected Apr 2022 · 9 min walk

P8: -0.52A8: 38.7

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 72 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

38.3 incidents per 1,000 residents

Better than 72% of London
↑ Rising 463.6%

from a low base — still below London average

-48% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour24%
Other21%
Vehicle crime16%
Robbery3%
Burglary3%
Drug offences2%
Theft2%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.3km

Crime is 41% below London average

Property

Prices, sales volume and market trends

Avg floor area106.2 m²

EPC breakdown

C
1%
D
10%
E
4%
G
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 56%Terraced 44%

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£265,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,438
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+8%

Total change

+631%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.2%

per year

Acceleration

+6.61

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached55.6%
Terraced44.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£86k£195k+128.1%1.2
Post-dot-com plateau2001–2004£175k£276k+57.9%2.7
Pre-crash peak2005–2007£295k£320k+8.5%1.7
GFC & correction2009–2012£320k£334k+4.4%1
Help-to-Buy recovery2013–2016£288k£623k+116.5%1
Brexit uncertainty2017–2019£580k£615k+6%1
Pandemic surge2021–2021£600k£600k+0%5
Rate-rise correction2022–2022£625k£625k+0%3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-0.7% alpha

Weakest performer

Terraced

-2.6% alpha

Semi-detached-0.7% α
Local
4.6%
District
5.3%
Terraced-2.6% α
Local
1.9%
District
4.5%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing4
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Enfield Town→ Liverpool Street· 4 tph
35 min

Nearby stations

Enfield Town Rail StationWeaver
10 min walk
Enfield TownNational Rail
10 min walk
Southbury Rail StationGreater Anglia · Weaver
18 min walk
Turkey Street Rail StationWeaver · Greater Anglia
30 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
44 min walk
No bus stops within 400m

18

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria ★58 min
Waterloo65 min ↑
Canary Wharf70 min ↑
City62 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

2

EV chargers (800m)

Nearest car park183m
Santander docks (800m)0
Nearest cycle dock8.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G95%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.1 km away✗ Not Green Belt✗ Not AONB69% green spaceTree canopy: 67%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.8 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield847.6 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE ENFIELD PAIN CLINICS

28 TENNISWOOD ROAD, EN1 3LL

11 min walk

6

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Michael's Community Hospital · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 11.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Wheatsheaf (805 m)

No restaurants within 800m — nearest: The Original George's Fish Bar (638 m)

Nearest supermarketBooze Store · 529 m
5 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

907m

Post office

Nearby shops

Mitesh486 m
River Food and Wine755 m
News Express771 m
S. T. Food & Wine805 m

Nearby cafes

Costa729 m
Enjoy953 m
Coffee @ 1051.0 km

Nearby restaurants

The Original George's Fish Bar638 m
Savoy Spice676 m
TGI Fridays721 m
Wagamama764 m

Nearby pubs

The Wheatsheaf805 m
The Hop Poles958 m
The Lincoln1.1 km

Nearby gyms

Southbury Leisure Centre657 m
David Lloyd Centre668 m

Nearby pharmacies

Healthfare761 m
Food hygiene (5-star)87% of 15

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

BLOOM AND ROAR BRAND CONSULTANCY LTD

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
3.9% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

36

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,966m
Crossrail 2 route7,602m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,532 nationally

1,617

Est. population

7,173/km²

60%

Employed

39%

Degree educated

£46,600

Median income

3.2%

Claimant rate

Inner cityHigh densityOwner occupiers / families

61

Community stability

Age profile

24%
15%
20%
23%
18%
Under 1824%
18–3415%
35–4920%
50–6423%
65+18%

Tenure

43%
43%
Own outright43%
Own (mortgage)43%
Private rent11%
Social rent3%

Ethnicity

53%
17%
White British53%
White Other17%
Asian11%
Black7%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine15%
No car household14%
Unemployed2%
No qualifications15%

Housing tenure (Census 2021)

Private rent11%
Social rent3%

vs. London

Income vs London+11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
17
Local approval rate
74%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
7
Largest scheme
24 homes · 97-101, 97-101, SOUTHBURY ROAD, ENFIELD, EN1 1PL
Pipeline pressure
NONE

Named schemes (500m)

Side garden of 86, Side garden of 86, CONNAUGHT AVENUE, ENFIELD, EN1 3BG1 homes
completed
SIDE GARDEN of 71, SIDE GARDEN of 71, RIVERSFIELD ROAD, ENFIELD, EN1 3DH1 homes
completed
103, 103, CONNAUGHT AVENUE, ENFIELD, EN1 3BH1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
16.8%
Ward turnout
35%
Election year
2022
MP
Feryal Clark (Labour)
MP majority
12,736
Constituency
Enfield North

Councillors

Rick JewellLabour
Mahmut AksanogluLabour
Ayten GuzelLabour

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Key facts for EN1 3AB

Full postcodeEN1 3AB
Postcode districtEN1
BoroughLondon Borough of Enfield
WardSouthbury
Latitude51.656159
Longitude-0.069365
Parliamentary constituencyEnfield North
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey