Ridgeway · Enfield · Enfield North constituency · 51.67681, -0.12035

EN2 8AS— Ridgeway, Enfield

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

 

Schools 100%Safety 21/100Transport 15/100Yield 3.95%

Best for: Owner-occupiers

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

Liveability
21
Safety
21
Schools
90
Transport
15
Environment
68
Investment
49

The bottom line

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

The catches: high noise levels nearby and 83 min to victoria — above average for this zone.

Less suited to Families.

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Location

EN2 8AS

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 8AS

🛡️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 8AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

One Degree Academy

Not yet inspected · 23 min walk

KS2: 107.4

★★

Secondary

Wren Academy Enfield

Good · Inspected Nov 2022 · 23 min walk

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 66 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Southgate Fire Station · 5.2km

Crime is +565% above London average

Property

Prices, sales volume and market trends

Avg floor area331 m²

EPC breakdown

C
3%
E
1%

Based on 4 properties · Confidence: low

Street mix

Semi 14%Detached 86%

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£827,500
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 300+ mm loft insulation
Heating fuelelectricity (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

1997–2015 · CAGR

+8.2%

Total change

+315%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.1%

per year

Acceleration

-147.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Detached83.3%
Semi-detached16.7%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£270k£840k+211.1%1
Post-dot-com plateau2004–2004£230k£230k+0%1
Pre-crash peak2007–2007£297k£297k+0%1
Help-to-Buy recovery2014–2015£835k£1.12m+34.1%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Crews Hill→ Moorgate· 5 tph
39 min

Nearby stations

Crews HillNational Rail
16 min walk
Oakwood Underground StationPiccadilly
42 min walk
Cockfosters Underground StationPiccadilly
43 min walk
Enfield Town Rail StationWeaver
49 min walk
Southgate Underground StationPiccadilly
62 min walk
No bus stops within 400m

2

Walkability score

2

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge88 min ↑
Victoria ★83 min
Waterloo90 min ↑
Canary Wharf92 min ↑
City85 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park436m
Santander docks (800m)0
Nearest cycle dock9.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

36%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed193 Mbps
Median download25 Mbps
Superfast coverage43%
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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.2 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 28%
Below average green space

Nearest SSSI: Northaw Great Wood SSSI — 5.2 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): 1

Landslide susceptibility: Low

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

NORTH LONDON FORENSIC SERVICES-BCSS INPATIENT UNIT

SPECIALIST PHYSICAL HEALTH,CAMLET 3, CHASE FARM HOSPITAL, THE RIDGEWAY, EN2 8JL

20 min walk

0

GPs within 1km

Dentists within 1km

Nearest hospitalChase Farm Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 12.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

4

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Robin Hood (439 m)

Nearest supermarketLocal Express · 3.2 km
1 swimming pools1 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)

3.1km

Post office

Nearby pubs

Robin Hood439 m

Nearby gyms

Botany Bay Cricket Club175 m
Food hygiene (5-star)67% of 3

Business

Local businesses registered here

Active businesses
310
New (last 12 months)
27
Dissolved (last 12 months)
0
Industry diversity
95
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

13G ENGINEERING LIMITED
13G PROPERTY LIMITED
3MJ KEMP LTD
4 RECRUITMENT SERVICES LTD
46PW LTD

+15 more

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

4.8

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,185m
Crossrail 2 route10,733m

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
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)
0
Largest scheme
1 homes · LESLIE, LESLIE, EAST LODGE LANE, ENFIELD, EN2 8AS
Pipeline pressure
NONE

Named schemes (500m)

BRAESIDE, BRAESIDE, EAST LODGE LANE, ENFIELD, EN2 8AS1 homes
completed
LESLIE, LESLIE, EAST LODGE LANE, ENFIELD, EN2 8AS1 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 8AS

Full postcodeEN2 8AS
Postcode districtEN2
BoroughLondon Borough of Enfield
WardRidgeway
Latitude51.676814
Longitude-0.120355
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