Ridgeway · Enfield · Enfield North constituency · 51.66549, -0.10591

EN2 8FJ— Ridgeway, Enfield

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

 

Schools 100%Safety 73/100Transport 21/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
50
Safety
73
Schools
90
Transport
21
Environment
68
Investment
41

The bottom line

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

The catch: 65 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

EN2 8FJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.0% vs London avg
vs London crime+67.0% vs London avg

Deep-dive guides for EN2 8FJ

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

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How EN2 8FJ 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 · 5 min walk

KS2: 107.4

★★

Secondary

Wren Academy Enfield

Good · Inspected Nov 2022 · 5 min walk

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 57 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

108.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+48% vs borough

Crime by type

Other34%
Anti-social behaviour21%
Violence & sexual offences19%
Burglary11%
Vehicle crime10%
Drug offences3%
Theft2%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Southgate Fire Station · 4.2km

Crime is +67% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,630/m²
Price per ft²£430/ft²
Avg floor area77.9 m²

EPC breakdown

B
9%
C
14%

Based on 23 properties · Confidence: medium

Street mix

Semi 6%Terraced 29%Flat 66%

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£194,750
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 EAnnual charge £2,438
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2008–2026 · CAGR

+3.6%

Total change

+89%

Market Activity

Price Velocity & Acceleration

Current Velocity

+52.1%

per year

Acceleration

+71.54

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached5.7%
Terraced28.6%
Flat/maisonette65.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2008£292k£292k+0%24
Help-to-Buy recovery2014–2016£275k£350k+27.3%1.3
Brexit uncertainty2017–2019£372k£340k-8.6%1
Pandemic surge2020–2020£338k£338k+0%1
Rate-rise correction2022–2022£450k£450k+0%1
Current market2025–2026£363k£551k+52.1%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
1.5%
District
2.2%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
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
Gordon Hill→ Moorgate· 5 tph
35 min

Nearby stations

Gordon HillNational Rail
10 min walk
Enfield Town Rail StationWeaver
30 min walk
Oakwood Underground StationPiccadilly
34 min walk
Cockfosters Underground StationPiccadilly
42 min walk
Southgate Underground StationPiccadilly
50 min walk
No bus stops within 400m

16

Walkability score

86

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria66 min ↑
Waterloo73 min ↑
Canary Wharf73 min ↑
City ★65 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

19

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)3
Nearest car park100m
Santander docks (800m)0
Nearest cycle dock8.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.9 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Northaw Great Wood SSSI — 6.7 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

2 min walk

2

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalChase Farm Hospital · 291 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 11.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

2

Convenience

Nearest supermarketChase Supermarket · 1.7 km
7 tennis courts6 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Little Fresh257 m
Lavender Hill Garage Ltd304 m

Nearby cafes

the 1828248 m

Nearby pubs

Ridgeway340 m
The Jolly Farmers1.2 km

Nearby gyms

Enfield Lawn Tennis Club571 m

Nearby health

Chase Farm Hospital291 m
The Cavell Hospital765 m
Food hygiene (5-star)58% of 12

Business

Local businesses registered here

Active businesses
19
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

AIPICOM LIMITED
ARYA'S BOUTIQUE LTD
BUSINESS ASSIST PLUS LIMITED
DIRECT COMPASS LIMITED
EMPOWER SKILLS SERVICES CIC

+14 more

Investment

Investment grade, yield and market outlook

41

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months2

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

17/100

Velocity score

Future outlook

37.2

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,881m
Crossrail 2 route9,192m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,337 nationally

1,416

Est. population

2,972/km²

61%

Employed

47%

Degree educated

£38,200

Median income

4.9%

Claimant rate

SuburbanLow densityEstablished mixed

54

Community stability

Age profile

24%
16%
23%
17%
20%
Under 1824%
18–3416%
35–4923%
50–6417%
65+20%

Tenure

31%
37%
17%
15%
Own outright31%
Own (mortgage)37%
Private rent17%
Social rent15%
Shared ownership0%

Ethnicity

49%
17%
White British49%
White Other17%
Asian11%
Black11%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine15%
No car household20%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent17%
Social rent16%

vs. London

Income vs London-9.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
7
Local approval rate
63%
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)
6
Largest scheme
56 homes · 68-70, 68-70, THE RIDGEWAY, EN1
Pipeline pressure
NONE

Named schemes (500m)

Chase Farm Hosiptal (Site A), Chase Farm Hosiptal (Site A), THE RIDGEWAY, ENFIELD, EN2 8JR24 homes
completed
130-132, 130-132, The Ridgeway, Enfield, EN2 8JN11 homes
completed
70A And 72 The Ridgeway, EN2 8JB9 homes
completed
7, 7, Farorna Walk, EN2 8JG5 homes
completed
128, The Ridgeway, EN2 8JN4 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 8FJ

Full postcodeEN2 8FJ
Postcode districtEN2
BoroughLondon Borough of Enfield
WardRidgeway
Latitude51.665495
Longitude-0.105915
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