Ridgeway · Enfield · Enfield North constituency · 51.65630, -0.09624

EN2 8EH— Ridgeway, Enfield

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

The family fortress

 

Schools 100%Safety 78/100Transport 33/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
62
Safety
78
Schools
90
Transport
33
Environment
83
Investment
45

The bottom line

EN2 8EH 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: 59 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

EN2 8EH

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-9.0% vs London avg
vs London crime-38.0% vs London avg

Deep-dive guides for EN2 8EH

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

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“The family fortress”

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How EN2 8EH 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 · 7 min walk

KS2: 104.0

★★

Secondary

Wren Academy Enfield

Good · Inspected Nov 2022 · 13 min walk

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 70 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.5 incidents per 1,000 residents

Better than 70% of London
↑ Rising 219.0%

from a low base — still below London average

-45% vs borough

Crime by type

Other30%
Anti-social behaviour24%
Violence & sexual offences22%
Vehicle crime10%
Burglary6%
Drug offences4%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 3.7km

Crime is 38% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

EN2 district median

£440,000

Based on 145 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£6,395/m²
Price per ft²£594/ft²
Avg floor area110.3 m²

EPC breakdown

C
4%
D
4%
E
2%
F
2%
G
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 25%Terraced 10%Detached 65%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£275,750
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, 150 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

1995–2025 · CAGR

+5.1%

Total change

+350%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.0%

per year

Acceleration

-28.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 20 sales

Property Type Mix

Total: 20 sales

Detached65%
Semi-detached25%
Terraced10%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£149k£275k+84.9%1
Post-dot-com plateau2001–2003£245k£402k+64.3%2.5
Pre-crash peak2005–2007£385k£368k-4.3%1.5
Help-to-Buy recovery2013–2016£410k£663k+61.6%1.2
Brexit uncertainty2019–2019£565k£565k+0%1
Pandemic surge2020–2021£650k£760k+16.9%1
Current market2025–2025£669k£669k+0%2

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-0.4% alpha

Detached-0.4% α
Local
4.3%
District
4.7%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing3
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 Chase→ Moorgate· 5 tph
33 min

Nearby stations

Enfield ChaseNational Rail
6 min walk
Enfield Town Rail StationWeaver
16 min walk
Oakwood Underground StationPiccadilly
33 min walk
Southbury Rail StationGreater Anglia · Weaver
39 min walk
Southgate Underground StationPiccadilly
43 min walk
No bus stops within 400m

27

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria ★59 min
Waterloo66 min ↑
Canary Wharf68 min ↑
City59 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

15

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)20
Nearest car park77m
Santander docks (800m)0
Nearest cycle dock8.2 km

Nearby car parks

🅿️
Waitrose Car Park· yes
440m

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 waterLOW
Low
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: 13.9 km away✗ Not Green Belt✗ Not AONB55% green spaceTree canopy: 40%
More green space than 97% of London

Nearest SSSI: Chingford Reservoirs SSSI — 5.5 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

5

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Cavell Hospital · 501 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Wheatsheaf (536 m)

Nearest supermarketChase Supermarket · 482 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)

934m

Post office

Nearby shops

Krishnaas427 m
Holtwhites Bakery666 m
I&H Food and Wine720 m
Lavender Hill Garage Ltd925 m

Nearby cafes

Olive Tree Café368 m
Leo's Coffee Shop562 m
Chef's Kitchen645 m
The Green Room689 m

Nearby restaurants

The Poppadom348 m
Papa John's354 m
Burlingtons393 m
Beauitful South433 m

Nearby pubs

The Old Wheatsheaf536 m
Cricketers Arms611 m
Crown & Horseshoe647 m
The Moon Under Water664 m

Nearby gyms

Drill Hall628 m
énergie Fitness635 m
Enfield Lawn Tennis Club654 m

Nearby pharmacies

Whitaker's Pharmacy637 m

Nearby health

The Cavell Hospital501 m
Chase Side Dental Practice628 m
White Lodge Medical Practice632 m
Food hygiene (5-star)41% of 17

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

GLAMOUR HOMES SERVICES LIMITED
JUSTICE FOR TENANTS LTD
KARLTECH LTD
LONDON UP SOLUTIONS LTD
UK GEZI LTD

Investment

Investment grade, yield and market outlook

45

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months1

Rental market

High

Demand

Low

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

48.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,856m
Crossrail 2 route8,004m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,515 nationally

1,653

Est. population

8,651/km²

62%

Employed

46%

Degree educated

£38,200

Median income

4.7%

Claimant rate

Inner cityHigh densityOwner occupiers / families

49

Community stability

Age profile

22%
18%
22%
19%
19%
Under 1822%
18–3418%
35–4922%
50–6419%
65+19%

Tenure

35%
31%
27%
Own outright35%
Own (mortgage)31%
Private rent27%
Social rent6%
Shared ownership1%
Rent free0%

Ethnicity

58%
18%
White British58%
White Other18%
Asian7%
Black5%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine15%
No car household25%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent27%
Social rent6%

vs. London

Income vs London-9.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
14
Local approval rate
56%
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)
27
Largest scheme
130 homes · BRITISH RAIL SPORTS GROUND, BRITISH RAIL SPORTS GROUND, HOLTWHITES HILL, EN2
Pipeline pressure
NONE

Named schemes (500m)

44, 44, THE RIDGEWAY, EN2 8QS26 homes
completed
5 & 5A, 5 & 5A, OLD PARK ROAD, ENFIELD, EN2 7BE24 homes
completed
84, 84, WINDMILL HILL, EN223 homes
completed
37,37A,B & C, 37,37A,B & C, BYCULLAH ROAD, EN219 homes
completed
RIDGEMOUNT, 38, RIDGEMOUNT, 38, THE RIDGEWAY, EN217 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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Key facts for EN2 8EH

Full postcodeEN2 8EH
Postcode districtEN2
BoroughLondon Borough of Enfield
WardRidgeway
Latitude51.656301
Longitude-0.096236
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