Cockfosters · Enfield · Southgate and Wood Green constituency · 51.64420, -0.14817

EN4 8FF— Cockfosters, Enfield

Location and area intelligence for EN4 8FF, Cockfosters, Enfield

The family fortress

 

Schools 100%Safety 76/100Transport 24/100Yield 3.54%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
62
Safety
76
Schools
60
Transport
24
Environment
77
Investment
47

The bottom line

EN4 8FF offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 60 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

EN4 8FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.2% vs London avg
vs London crime+44.0% vs London avg

Deep-dive guides for EN4 8FF

🛡️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 EN4 8FF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

De Bohun Primary School

Not yet inspected · 6 min walk

—

Secondary

East Barnet School

Not yet inspected · 6 min walk

P8: +0.19A8: 52.4

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

93.6 incidents per 1,000 residents

Higher crime than 70% of London
→ Stable

+27% vs borough

Crime by type

Other27%
Vehicle crime20%
Anti-social behaviour17%
Violence & sexual offences16%
Burglary11%
Drug offences4%
Theft4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southgate Fire Station · 2.1km

Crime is +44% above London average

Property

Prices, sales volume and market trends

Avg floor area125.9 m²

EPC breakdown

B
50%
C
2%

Based on 52 properties · Confidence: high

Street mix

Terraced 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 yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£314,750
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.17 W/m²K
RoofAverage thermal transmittance 0.14 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,438
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2022 · CAGR

+0.6%

Total change

+4%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.2%

per year

Acceleration

+4.98

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 34 sales

Property Type Mix

Total: 34 sales

Terraced100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£719k£719k+0%12
Brexit uncertainty2017–2018£680k£663k-2.6%8
Pandemic surge2020–2021£680k£695k+2.2%2.5
Rate-rise correction2022–2022£745k£745k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Terraced-0.9% α
Local
-0.7%
District
0.2%

CAGR over 5yr 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
Cockfosters Underground StationPiccadilly line
9.8 min walk
Oakwood Station

Nearby stations

Cockfosters Underground StationPiccadilly
10 min walk
Oakwood Underground StationPiccadilly
15 min walk
Oakwood StationNational Rail
15 min walk
Southgate Underground StationPiccadilly
24 min walk
Totteridge & Whetstone Underground StationNorthern
33 min walk
No bus stops within 400m

30

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria ★60 min
Waterloo67 min ↑
Canary Wharf73 min ↑
City65 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)

1

EV chargers (800m)

Nearest car park203m
Santander docks (800m)0
Nearest cycle dock7.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

21%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed185 Mbps
Median download202 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.8 km away✗ Not Green Belt✗ Not AONB71% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Northaw Great Wood SSSI — 8.5 km

Energy

Solar: 848 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 yield848.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

COCKFOSTERS MEDICAL CTRE

COCKFOSTERS MEDICAL CENTRE, HEDDON COURT AVENUE, COCKFOSTERS, EN4 9NB

6 min walk

74%

Recommend GP

74%

Overall GP experience

4

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringdene Nursing Home · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

285

Parks (1km)

14

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketLocal Express · 1.4 km
2 tennis courts4 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)

1.5km

Post office

Nearby cafes

Rainbow Soft Play & Cafe262 m
Elleza305 m
Vanilla Patisserie415 m
Costa480 m

Nearby restaurants

Heddons Kitchen327 m
Hunters of Cockfosters384 m
Tandoori Nights428 m
Viet Chefs443 m

Nearby gyms

The Fit Factory542 m
Athletic Development Club709 m

Nearby health

Cat Hill Dental464 m
The Southgate Surgery577 m
Food hygiene (5-star)65% of 49

Business

Local businesses registered here

Active businesses
18
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

DOUBLE INFINITY LTD
INDIGO ZEN LIMITED
LONDON PAVILION(UK) LTD
NOBLE MANOR LTD
PETUNIA LTD

+13 more

Investment

Investment grade, yield and market outlook

47

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score19/100
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

33.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,840m
Crossrail 2 route8,688m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,198 nationally

2,051

Est. population

5,207/km²

61%

Employed

46%

Degree educated

£37,300

Median income

4.5%

Claimant rate

SuburbanMedium densityEstablished mixed

46

Community stability

Age profile

23%
18%
24%
15%
20%
Under 1823%
18–3418%
35–4924%
50–6415%
65+20%

Tenure

26%
30%
24%
14%
Own outright26%
Own (mortgage)30%
Private rent24%
Social rent14%
Shared ownership5%
Rent free0%

Ethnicity

40%
25%
14%
White British40%
White Other25%
Asian14%
Black6%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine13%
No car household25%
Unemployed3%
No qualifications20%

Housing tenure (Census 2021)

Private rent24%
Social rent15%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
12
Local approval rate
75%
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)
2
Largest scheme
231 homes · 182, 182, CAT HILL, BARNET, EN4 8HU
Pipeline pressure
NONE

Named schemes (500m)

182, 182, CAT HILL, BARNET, EN4 8HU231 homes
completed
BROADFIELD GARAGE, BROADFIELD GARAGE, COCKFOSTERS ROAD, EN439 homes
completed
21 HEDDON COURT PARADE, 21 HEDDON COURT PARADE, COCKFOSTERS ROAD, BARNET, EN4 0DB5 homes
completed
47, 47, COCKFOSTERS ROAD, BARNET, EN4 0DB2 homes
completed
Station Parade, 27, Cockfosters Road, EN4 0DW2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
31.1%
Ward turnout
38%
Election year
2022
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Alessandro GeorgiouConservative
Ruby SampsonConservative

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Compare Enfield with nearby boroughs:

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Key facts for EN4 8FF

Full postcodeEN4 8FF
Postcode districtEN4
BoroughLondon Borough of Enfield
WardCockfosters
Latitude51.644200
Longitude-0.148168
Parliamentary constituencySouthgate and Wood Green
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