Ridgeway · Enfield · Enfield North constituency · 51.65628, -0.09832

EN2 8PB— Ridgeway, Enfield

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

The family fortress

 

Schools 100%Safety 80/100Transport 24/100Yield 3.95%

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
80
Schools
90
Transport
24
Environment
82
Investment
51

The bottom line

EN2 8PB 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 catches: very high noise — check proximity to rail lines and 59 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

EN2 8PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-9.0% vs London avg
vs London crime-51.0% vs London avg

Deep-dive guides for EN2 8PB

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How EN2 8PB 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 · 9 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 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 51 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

31.6 incidents per 1,000 residents

Better than 78% of London
↑ Rising 172.7%

from a low base — still below London average

-57% vs borough

Crime by type

Other23%
Violence & sexual offences20%
Anti-social behaviour18%
Vehicle crime18%
Burglary8%
Drug offences7%
Theft5%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southgate Fire Station · 3.5km

Crime is 51% below London average

Property

Prices, sales volume and market trends

Avg floor area87.2 m²

EPC breakdown

C
4%
D
8%
E
1%

Based on 13 properties · Confidence: medium

Street mix

Flat 91%Other 9%

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£218,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (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

1995–2021 · CAGR

+5.7%

Total change

+327%

Market Activity

Price Velocity & Acceleration

Current Velocity

+113.3%

per year

Acceleration

+133.54

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£75k£79k+5.3%1.4
Post-dot-com plateau2001–2004£104k£154k+48.1%1.3
Pre-crash peak2005–2007£120k£185k+54.8%1.7
GFC & correction2008–2010£157k£150k-4.5%1
Pandemic surge2021–2021£320k£320k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
12.1%
District
11.3%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
17 min walk
Oakwood Underground StationPiccadilly
32 min walk
Southbury Rail StationWeaver · Greater Anglia
41 min walk
Southgate Underground StationPiccadilly
42 min walk
No bus stops within 400m

22

Walkability score

34

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 park146m
Santander docks (800m)0
Nearest cycle dock8.1 km

Nearby car parks

🅿️
Waitrose Car Park· yes
537m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed483 Mbps
Median download443 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.9 km away✗ Not Green Belt✗ Not AONB52% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Chingford Reservoirs SSSI — 5.6 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

9 min walk

65%

Recommend GP

65%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Cavell Hospital · 400 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

34

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Wheatsheaf (663 m)

Nearest supermarketChase Supermarket · 593 m
8 tennis courts3 swimming pools1 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)

1.1km

Post office

Nearby shops

Krishnaas542 m
Holtwhites Bakery798 m
Lavender Hill Garage Ltd849 m

Nearby cafes

Olive Tree Café478 m
Leo's Coffee Shop666 m
Chef's Kitchen775 m
The Coffee Hut875 m

Nearby restaurants

The Poppadom446 m
Papa John's455 m
Burlingtons503 m
Beauitful South549 m

Nearby pubs

The Old Wheatsheaf663 m
The Jolly Farmers673 m
Cricketers Arms755 m
Ridgeway813 m

Nearby gyms

Enfield Lawn Tennis Club598 m
Drill Hall748 m
énergie Fitness753 m

Nearby pharmacies

Whitaker's Pharmacy772 m

Nearby health

The Cavell Hospital400 m
Chase Side Dental Practice763 m
White Lodge Medical Practice767 m
Food hygiene (5-star)33% of 15

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

DOSWAY LIMITED

Investment

Investment grade, yield and market outlook

51

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

33.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,852m
Crossrail 2 route8,049m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,952 nationally

1,898

Est. population

5,193/km²

56%

Employed

47%

Degree educated

£38,200

Median income

3.9%

Claimant rate

SuburbanMedium densityOwner occupiers / families

51

Community stability

Age profile

21%
14%
21%
20%
23%
Under 1821%
18–3414%
35–4921%
50–6420%
65+23%

Tenure

41%
29%
25%
Own outright41%
Own (mortgage)29%
Private rent25%
Social rent6%
Shared ownership0%

Ethnicity

60%
15%
White British60%
White Other15%
Asian7%
Black7%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine13%
No car household24%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent25%
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)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
13
Local approval rate
68%
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
58 homes · 24-30, 24-30, WAVERLEY ROAD, EN2 7BS
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 8PB

Full postcodeEN2 8PB
Postcode districtEN2
BoroughLondon Borough of Enfield
WardRidgeway
Latitude51.656281
Longitude-0.098318
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