Ridgeway · Enfield · Enfield North constituency · 51.66696, -0.11278

EN2 8GP— Ridgeway, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 21/100Transport 9/100Low yield 2.90%⚠ Knotweed sites nearby

Best for: Owner-occupiers

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

Liveability
33
Safety
21
Schools
90
Transport
9
Environment
69
Investment
34

The bottom line

EN2 8GP offers exceptional schools (100% Good/Outstanding) and fast broadband at £600,000 median — strong value for Owner-occupiers who can accept its trade-offs.

The catches: 73 min to city — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

EN2 8GP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowSocially diverse / deprived
Buyer fit: PoorInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+15.4% vs London avg
vs London income-9.0% vs London avg
vs London crime+565.0% vs London avg

Deep-dive guides for EN2 8GP

🛡️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

“Strong, well-rated schools nearby”

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How EN2 8GP 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 · 11 min walk

KS2: 107.4

★★

Secondary

Wren Academy Enfield

Good · Inspected Nov 2022 · 11 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 · 55 min walk

1 primaries · 1 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

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Southgate Fire Station · 4.2km

Crime is +565% above London average

Property

2 Jul

Prices, sales volume and market trends

£600,000

Median sale price

Above London median by 15%

£600,000 is 15% above the London median (£520,000)

+0.8%

This year

Terraced

Dominant type

Price history

Sales (24 months)11
New build100.0%
Avg terraced£600,000
Price per m²£6,129/m²
Price per ft²£569/ft²
Avg floor area97.9 m²

EPC breakdown

A
16%
B
17%

Based on 33 properties · Confidence: high

Street mix

Semi 19%Terraced 81%

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£17,500
First-time buyerFTB
£8,750
Additional propertyBTL/2nd
£35,500

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

15.7×

Price-to-income

£3,001/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£244,750
Rebuild cost per m²£2,500/m²

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

Construction era2022
WallsAverage thermal transmittance 0.25 W/m²K
RoofAverage thermal transmittance 0.10 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,995
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2023–2025 · CAGR

+-5.8%

Total change

-11%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.8%

per year

Acceleration

+12.76

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £600k–£700k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached18.8%
Terraced81.3%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2023–2023£681k£681k+0%2
Current market2024–2025£600k£605k+0.8%7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+3% alpha

Terraced+3% α
Local
0.8%
District
-2.2%

CAGR over 1yr 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 Velocity40
Sales Volume75

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
25 min walk
Oakwood Underground StationPiccadilly
32 min walk
Enfield Town Rail StationWeaver
36 min walk
Cockfosters Underground StationPiccadilly
38 min walk
Southgate Underground StationPiccadilly
50 min walk
No bus stops within 400m

3

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge76 min ↑
Victoria74 min ↑
Waterloo81 min ↑
Canary Wharf81 min ↑
City ★73 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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park378m
Santander docks (800m)0
Nearest cycle dock8.7 km

Connectivity

Broadband and mobile coverage

44%

Full fibre

44%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Superfast coverage44%
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: 15.0 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 67%
Below average green space

Nearest SSSI: Northaw Great Wood SSSI — 6.4 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

8 min walk

2

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalChase Farm Hospital · 707 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

17

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Ridgeway (774 m)

Nearest supermarketLocal Express · 2.3 km
1 tennis courts5 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.6km

Post office

Nearby shops

Little Fresh664 m
Lavender Hill Garage Ltd741 m

Nearby cafes

the 1828659 m

Nearby pubs

Ridgeway774 m

Nearby health

Chase Farm Hospital707 m

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
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

ENFIELD BARISTA EXPRESS LTD
ENFIELD BARISTA LTD
MBAY MOBILITY LTD
ROB WELLER DESIGN LIMITED
SMALLER LONDON LIMITED

+1 more

Investment

Investment grade, yield and market outlook

34

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score12/100
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

23.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,060m
Crossrail 2 route9,520m

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%
Price vs London+15.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
5
Local approval rate
0%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
24 homes · Chase Farm Hosiptal (Site A), Chase Farm Hosiptal (Site A), THE RIDGEWAY, ENFIELD, EN2 8JR
Pipeline pressure
NONE

Named schemes (500m)

130-132, 130-132, The Ridgeway, Enfield, EN2 8JN11 homes
completed
1A Oak Avenue And 158 The Ridgeway Enfield EN2 8LB, EN2 8LB6 homes
completed
13, 13, Oak Avenue, Enfield, EN2 8LB2 homes
completed
1, 1, Oak Avenue, EN22 homes
completed
Vicarage Farm, Vicarage Farm, Hadley Road, Enfield, EN2 8LA1 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 (£600,000)

£17,500

Standard buyer

£8,750

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 8GP

Full postcodeEN2 8GP
Postcode districtEN2
BoroughLondon Borough of Enfield
WardRidgeway
Latitude51.666963
Longitude-0.112780
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