Ridgeway · Enfield · Enfield North constituency · 51.66007, -0.09440

EN2 8BP— Ridgeway, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 77/100Transport 32/100Yield 4.05%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
57
Safety
77
Schools
90
Transport
32
Environment
69
Investment
42

The bottom line

EN2 8BP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £430,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 57 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

EN2 8BP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-17.3% vs London avg
vs London income-3.6% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for EN2 8BP

🛡️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 Safe

“Strong, well-rated schools nearby”

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How EN2 8BP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Chase Side Primary School

Good · Inspected Jan 2022 · 5 min walk

KS2: 104.0

★★

Secondary

Wren Academy Enfield

Good · Inspected Nov 2022 · 9 min walk

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 75 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.3 incidents per 1,000 residents

Better than 59% of London
↑ Rising 405.3%

-26% vs borough

Crime by type

Violence & sexual offences40%
Anti-social behaviour20%
Other16%
Burglary10%
Drug offences7%
Vehicle crime7%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Edmonton Fire Station · 4.1km

Crime is 16% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£430,000

Median sale price

17% below London median

£430,000 is 17% below the London median (£520,000)

+10.1%

This year

Terraced

Dominant type

Price history

5-year change
-4.4%
Sales (24 months)5
New build0.0%
Avg terraced£430,000
Price per m²£4,859/m²
Price per ft²£451/ft²
Avg floor area89.5 m²

EPC breakdown

B
4%
C
18%
D
17%
E
1%
F
2%
G
1%

Based on 43 properties · Confidence: high

Street mix

Semi 11%Terraced 89%

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

Stamp duty

Standard buyer£9,000
First-time buyerFTB
£250
Additional propertyBTL/2nd
£21,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

10.6×

Price-to-income

£2,151/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£223,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,995
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.1%

Total change

+520%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.9%

per year

Acceleration

-36.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 56 sales

Property Type Mix

Total: 56 sales

Semi-detached10.7%
Terraced89.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£142k+87.4%1.6
Post-dot-com plateau2001–2003£155k£132k-14.8%3.3
Pre-crash peak2005–2007£210k£250k+19%2.3
GFC & correction2008–2012£266k£260k-2.5%1.2
Help-to-Buy recovery2013–2016£300k£485k+61.7%1.7
Brexit uncertainty2017–2019£523k£490k-6.2%2.3
Pandemic surge2021–2021£450k£450k+0%3
Rate-rise correction2022–2023£492k£550k+11.8%2.5
Current market2024–2026£428k£468k+9.5%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Terraced-0.5% α
Local
6.5%
District
7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
Gordon Hill→ Moorgate· 5 tph
35 min

Nearby stations

Gordon HillNational Rail
5 min walk
Enfield Town Rail StationWeaver
17 min walk
Oakwood Underground StationPiccadilly
37 min walk
Southbury Rail StationGreater Anglia · Weaver
40 min walk
Turkey Street Rail StationWeaver · Greater Anglia
44 min walk
No bus stops within 400m

24

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria58 min ↑
Waterloo65 min ↑
Canary Wharf65 min ↑
City ★57 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

19

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)20
Nearest car park182m
Santander docks (800m)0
Nearest cycle dock8.5 km

Nearby car parks

🅿️
Gordon Hill Station Car Park· yes
400m
🅿️
Waitrose Car Park· yes
785m

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed472 Mbps
Median download439 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: 14.3 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 13%
Below average green space

Nearest SSSI: Chingford Reservoirs SSSI — 5.5 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

WHITE LODGE MEDICAL PRACTICE

105 CHASE SIDE, EN2 6NL

7 min walk

65%

Recommend GP

65%

Overall GP experience

7

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Cavell Hospital · 534 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

9

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Moon Under Water (490 m)

Nearest supermarketChase Supermarket · 783 m
8 tennis courts2 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)

810m

Post office

Nearby shops

Holtwhites Bakery477 m
I&H Food and Wine494 m
Chase Side Food & Wine655 m
Nisa Local700 m

Nearby cafes

The Coffee Hut413 m
Chef's Kitchen450 m
The Green Room481 m
Donart Cafe506 m

Nearby restaurants

Olivetta425 m
Zaza455 m
Blue Mermaid490 m
Chaseside497 m

Nearby pubs

The Moon Under Water490 m
Six Bells544 m
Cricketers Arms625 m
Crown & Horseshoe697 m

Nearby gyms

Enfield Lawn Tennis Club475 m
Enfield Vineyard Church730 m
Drill Hall877 m
énergie Fitness894 m

Nearby pharmacies

Whitaker's Pharmacy484 m

Nearby health

White Lodge Medical Practice484 m
Chase Side Dental Practice485 m
The Cavell Hospital534 m
St Michael's Community Hospital757 m
Food hygiene (5-star)49% of 39

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

2 SEC THINKING LTD
FRED & FEMI MASTER DECORATORS LTD
FRED KNIGHTSBRIDGE LTD
GREAT BUILDING SOLUTION LTD
HER OWN CLOTHING LTD

+2 more

Investment

Investment grade, yield and market outlook

42

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

45.1

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,277m
Crossrail 2 route8,364m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,689 nationally

1,767

Est. population

8,841/km²

61%

Employed

39%

Degree educated

£40,500

Median income

4.4%

Claimant rate

SuburbanHigh densityEstablished mixed

51

Community stability

Age profile

25%
17%
24%
19%
14%
Under 1825%
18–3417%
35–4925%
50–6419%
65+14%

Tenure

29%
34%
20%
16%
Own outright29%
Own (mortgage)34%
Private rent20%
Social rent16%
Shared ownership0%
Rent free0%

Ethnicity

50%
16%
White British50%
White Other16%
Asian10%
Black10%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine18%
No car household22%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent20%
Social rent16%

vs. London

Income vs London-3.6%
Price vs London-17.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
14
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
14
Local approval rate
60%
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)
30
Largest scheme
130 homes · BRITISH RAIL SPORTS GROUND, BRITISH RAIL SPORTS GROUND, HOLTWHITES HILL, EN2
Pipeline pressure
NONE

Named schemes (500m)

BRITISH RAIL SPORTS GROUND, BRITISH RAIL SPORTS GROUND, HOLTWHITES HILL, EN2130 homes
completed
37,37A,B & C, 37,37A,B & C, BYCULLAH ROAD, EN219 homes
completed
REAR OF, 6-80, REAR OF, 6-80, TRINITY STREET, EN215 homes
completed
SIMON PETER COURT, 27, SIMON PETER COURT, 27, BYCULLAH ROAD, EN215 homes
completed
28, 28, ROWANTREE ROAD, EN214 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£430,000)

£9,000

Standard buyer

£250

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for EN2 8BP

Full postcodeEN2 8BP
Postcode districtEN2
BoroughLondon Borough of Enfield
WardRidgeway
Latitude51.660066
Longitude-0.094400
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