Ridgeway · Enfield · Enfield North constituency · 51.68105, -0.14690

EN2 8AF— Ridgeway, Enfield

Location and area intelligence for EN2 8AF, Ridgeway, Enfield

 

Schools 100%Safety 21/100Transport 9/100Yield 3.95%

Best for: Owner-occupiers

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

Liveability
20
Safety
21
Schools
90
Transport
9
Environment
57
Investment
49

The bottom line

EN2 8AF offers exceptional schools (100% Good/Outstanding) — strong value for Owner-occupiers who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 76 min to city — above average for this zone.

Less suited to Families.

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Location

EN2 8AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowSocially diverse / deprived
Buyer fit: PoorInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-9.0% vs London avg
vs London crime+565.0% vs London avg

Deep-dive guides for EN2 8AF

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

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Postcode Personality

🎓 School Smart⚠️ Very high crime
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How EN2 8AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Hadley Wood Primary School

Good · Inspected Jun 2022 · 27 min walk

KS2: 110.8

★★

Secondary

JCoSS

Good · Inspected Nov 2022 · 41 min walk

P8: +0.97A8: 61.1

100% of local schools rated Good or Outstanding · based on 1 school within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Margaret's Nursery School

Not inspected · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

432.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+486% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other30%
Violence & sexual offences27%
Anti-social behaviour19%
Burglary8%
Vehicle crime8%
Drug offences5%
Robbery2%
Theft1%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Potters Bar Fire Station · 3.0km

Crime is +565% above London average

Property

Prices, sales volume and market trends

Avg floor area330.3 m²

EPC breakdown

D
1%
E
1%
G
1%

Based on 3 properties · Confidence: low

Street mix

Detached 100%

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 yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£825,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
Heating fueloil (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,995
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2021 · CAGR

+5%

Total change

+178%

Market Activity

Price Velocity & Acceleration

Current Velocity

-50.0%

per year

Acceleration

-228.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 5 sales

Property Type Mix

Total: 5 sales

Detached100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£306k£306k+0%1
Post-dot-com plateau2002–2002£480k£480k+0%1
GFC & correction2010–2010£610k£610k+0%1
Help-to-Buy recovery2015–2015£1.70m£1.70m+0%1
Pandemic surge2021–2021£850k£850k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hadley Wood

Nearby stations

Hadley WoodNational Rail
31 min walk
Cockfosters Underground StationPiccadilly
41 min walk
Oakwood Underground StationPiccadilly
48 min walk
High Barnet Underground StationNorthern
59 min walk
Southgate Underground StationPiccadilly
70 min walk
No bus stops within 400m

1

Walkability score

2

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge79 min ↑
Victoria77 min ↑
Waterloo85 min ↑
Canary Wharf83 min ↑
City ★76 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock9.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed1 Mbps
Median download1 Mbps
Superfast coverage0%
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: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.8 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 13%
Less green space than 89% of London

Nearest SSSI: Northaw Great Wood SSSI — 4.4 km

Energy

Solar: 853 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 yield852.6 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BARNDOC (ENFIELD PATIENTS) OOH

CHURCHWOOD HOUSE, 116 COCKFOSTERS ROAD, EN4 0DR

42 min walk

0

GPs within 1km

Dentists within 1km

Nearest hospitalPotters Bar Community Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 12.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

8

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketLocal Express · 3.8 km
3 tennis courts1 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)

2.6km

Post office

Food hygiene (5-star)100% of 1

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
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

DAVID HOBDELL BUILDING LIMITED

Investment

Investment grade, yield and market outlook

49

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score12/100
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

4

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,860m
Crossrail 2 route11,983m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,225 nationally

1,756

Est. population

143/km²

58%

Employed

29%

Degree educated

£38,200

Median income

5.1%

Claimant rate

SuburbanLow densitySocially diverse / deprived

51

Community stability

Age profile

23%
19%
19%
22%
18%
Under 1823%
18–3419%
35–4919%
50–6422%
65+18%

Tenure

33%
28%
18%
20%
Own outright33%
Own (mortgage)28%
Private rent18%
Social rent20%
Shared ownership1%
Rent free0%

Ethnicity

55%
13%
White British55%
White Other13%
Asian6%
Black12%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine19%
No car household18%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Social rent20%
Private rent18%

vs. London

Income vs London-9.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
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)
1
Largest scheme
1 homes · 1 And 2 North Lodge Cottages The Ridgeway Enfield EN6 5QU
Pipeline pressure
NONE

Named schemes (500m)

South Barvin Farm, South Barvin Farm, The Ridgeway, EN2 8NQ1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
20.2%
Ward turnout
46%
Election year
2022
MP
Feryal Clark (Labour)
MP majority
12,736
Constituency
Enfield North

Councillors

Joanne Louise LabanConservative
Andrew James ThorpConservative
Edward Michael Ian SmithConservative

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Compare Enfield with nearby boroughs:

Enfield vs HaringeyEnfield vs BarnetEnfield vs Waltham Forest

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Key facts for EN2 8AF

Full postcodeEN2 8AF
Postcode districtEN2
BoroughLondon Borough of Enfield
WardRidgeway
Latitude51.681049
Longitude-0.146897
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