Ridgeway · Enfield · Enfield North constituency · 51.65889, -0.09497

EN2 8FH— Ridgeway, Enfield

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

The practical family move

 

Schools 100%Safety 80/100Transport 33/100Yield 3.95%

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
80
Schools
90
Transport
33
Environment
69
Investment
58

The bottom line

EN2 8FH offers exceptional schools (100% Good/Outstanding) and low crime — 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 8FH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-9.0% vs London avg
vs London crime-53.0% vs London avg

Deep-dive guides for EN2 8FH

🛡️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🔒 Very Safe

“The practical family move”

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How EN2 8FH 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 · 10 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 · 74 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.4 incidents per 1,000 residents

Better than 78% of London
↑ Rising 1833.3%

from a low base — still below London average

-59% vs borough

Crime by type

Violence & sexual offences38%
Anti-social behaviour17%
Other14%
Vehicle crime10%
Burglary10%
Drug offences7%
Theft2%
Robbery2%

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 · 4.0km

Crime is 53% below London average

Property

Prices, sales volume and market trends

Avg floor area69.6 m²

EPC breakdown

B
3%
C
8%

Based on 11 properties · Confidence: medium

Street mix

Flat 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£174,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

2008–2024 · CAGR

+3.2%

Total change

+65%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.6%

per year

Acceleration

+47.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 28 sales

Property Type Mix

Total: 28 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2010£245k£270k+10.2%4.7
Help-to-Buy recovery2013–2016£323k£400k+24%2
Pandemic surge2020–2021£390k£387k-0.8%2
Rate-rise correction2022–2022£315k£315k+0%1
Current market2024–2024£405k£405k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
3.6%
District
2.9%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
Gordon Hill→ Moorgate· 5 tph
35 min

Nearby stations

Gordon HillNational Rail
6 min walk
Enfield Town Rail StationWeaver
17 min walk
Oakwood Underground StationPiccadilly
36 min walk
Southbury Rail StationGreater Anglia · Weaver
39 min walk
Turkey Street Rail StationWeaver · Greater Anglia
46 min walk
No bus stops within 400m

22

Walkability score

9

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

17

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)20
Nearest car park250m
Santander docks (800m)0
Nearest cycle dock8.4 km

Nearby car parks

🅿️
Gordon Hill Station Car Park· yes
534m
🅿️
Waitrose Car Park· yes
666m

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: 14.2 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
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

6 min walk

65%

Recommend GP

65%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Cavell Hospital · 483 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

7

Restaurants (800m)

3

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 (511 m)

Nearest supermarketChase Supermarket · 673 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)

920m

Post office

Nearby shops

Holtwhites Bakery504 m
I&H Food and Wine537 m
Krishnaas617 m
Chase Side Food & Wine770 m

Nearby cafes

Chef's Kitchen477 m
The Green Room516 m
The Coffee Hut545 m
Olive Tree Café579 m

Nearby restaurants

Zaza492 m
Chaseside538 m
Blue Mermaid539 m
Olivetta558 m

Nearby pubs

The Moon Under Water511 m
Cricketers Arms586 m
Six Bells624 m
Crown & Horseshoe651 m

Nearby gyms

Enfield Lawn Tennis Club498 m
Drill Hall781 m
énergie Fitness796 m
Enfield Vineyard Church857 m

Nearby pharmacies

Whitaker's Pharmacy496 m

Nearby health

The Cavell Hospital483 m
Chase Side Dental Practice493 m
White Lodge Medical Practice495 m
Food hygiene (5-star)48% of 29

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

30.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,146m
Crossrail 2 route8,251m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,591 nationally

1,908

Est. population

6,615/km²

57%

Employed

43%

Degree educated

£38,200

Median income

5.7%

Claimant rate

Inner cityMedium densityOwner occupiers / families

46

Community stability

Age profile

21%
20%
22%
17%
20%
Under 1821%
18–3420%
35–4922%
50–6417%
65+20%

Tenure

34%
29%
32%
Own outright34%
Own (mortgage)29%
Private rent32%
Social rent5%
Shared ownership0%

Ethnicity

53%
18%
White British53%
White Other18%
Asian8%
Black8%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine15%
No car household26%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent32%
Social rent5%

vs. London

Income vs London-9.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
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)
13
Local approval rate
52%
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)
31
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
SIMON PETER COURT, 27, SIMON PETER COURT, 27, BYCULLAH ROAD, EN215 homes
completed
28, 28, ROWANTREE ROAD, EN214 homes
completed
33a & 33b, 33a & 33b, Bycullah Road, EN2 8ES13 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 8FH

Full postcodeEN2 8FH
Postcode districtEN2
BoroughLondon Borough of Enfield
WardRidgeway
Latitude51.658888
Longitude-0.094970
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