The bottom line
EN2 8LA offers exceptional schools (100% Good/Outstanding) and a green environment — strong value for Owner-occupiers who can accept its trade-offs.
The catch: 75 min to city — above average for this zone.
Less suited to Families.
Check your dealbreakers
Toggle the things that matter to you — see how EN2 8LA scores on each.
Toggle a question above to see how EN2 8LA meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for EN2 8LA
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Postcode Personality
How EN2 8LA has changed
Schools
Nearest schools and Ofsted ratings
Schools
Nearest schools and Ofsted ratings
90
Education score
Primary
Merryhills Primary School
Not yet inspected · 21 min walk
Secondary
Wren Academy Enfield
Good · Inspected Nov 2022 · 15 min walk
100% of local schools rated Good or Outstanding
Childcare
Childcare
Hampden Way Nursery School
Not inspected · 53 min walk
0 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Very high crime
432.2 incidents per 1,000 residents
+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
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
3
Incidents (1yr)
8
Incidents (5yr)
Nearest station: Southgate Fire Station · 4.1km
Crime is +565% above London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Insufficient sales data
Only 1 sale 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
EPC breakdown
Based on 10 properties · Confidence: medium
Street mix
LHA rates — Outer North East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1999–2025 · CAGR
+5.1%
Total change
+260%
Market Activity
Price Velocity & Acceleration
Current Velocity
+28.6%
per year
Acceleration
+49.02
change in velocity
Market State
Strong growth
Price Distribution
P25: £125k–£150k · P75: £700k+ · 18 sales
Property Type Mix
Total: 18 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1999–2000 | £250k | £139k | -44.5% | 1 |
| Help-to-Buy recovery | 2015–2016 | £1.20m | £900k | -25% | 2 |
| Brexit uncertainty | 2018–2019 | £1.00m | £1.00m | +0% | 2 |
| Pandemic surge | 2020–2021 | £885k | £880k | -0.6% | 2.5 |
| Current market | 2024–2025 | £700k | £900k | +28.6% | 1.5 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+-4.4% alpha
CAGR over 8yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
3
Walkability score
6
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
3
Car parks (800m)
0
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
10%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Northaw Great Wood SSSI — 6.4 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
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
11 min walk
2
GPs within 1km
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
10
Parks (1km)
0
Restaurants (800m)
0
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
3
Sports (1km)
0
Convenience
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
2.1km
Post office
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
+1 more
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
38
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
18.9
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 3/10
More deprived than average
Index of Multiple Deprivation
Rank: 9,225 nationally
1,756
Est. population
143/km²
58%
Employed
29%
Degree educated
£38,200
Median income
5.1%
Claimant rate
51
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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