Bullsmoor · Enfield · Enfield North constituency · 51.68202, -0.04736

EN8 8HT— Bullsmoor, Enfield

Location and area intelligence for EN8 8HT, Bullsmoor, Enfield

 

Schools 100%Safety 70/100Transport 18/100Yield 3.91%

Best for: Families

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

Liveability
44
Safety
70
Schools
90
Transport
18
Environment
72
Investment
49

The bottom line

EN8 8HT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 68 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

EN8 8HT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-22.6% vs London avg
vs London crime+99.0% vs London avg

Deep-dive guides for EN8 8HT

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

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Postcode Personality

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How EN8 8HT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Honilands Primary School

Good · Inspected Jun 2022 · 6 min walk

★★

Secondary

The Lea Valley Academy

Good · Inspected Oct 2022 · 5 min walk

P8: -0.63A8: 34.8

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 118 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

129.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+75% vs borough

Crime by type

Other31%
Anti-social behaviour20%
Violence & sexual offences20%
Vehicle crime12%
Burglary10%
Drug offences6%
Robbery2%
Theft0%

Road safety

93

Road safety score

7

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Fire Station · 2.4km

Crime is +99% above London average

Property

Prices, sales volume and market trends

Avg floor area93.4 m²

EPC breakdown

D
6%
E
2%

Based on 8 properties · Confidence: low

Street mix

Semi 16%Terraced 84%

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 yield841 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£233,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,995
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2023 · CAGR

+6.9%

Total change

+463%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.1%

per year

Acceleration

+2.14

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached15.8%
Terraced84.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£80k£124k+55.8%1.7
Post-dot-com plateau2002–2004£186k£208k+12.1%1.3
Pre-crash peak2005–2005£230k£230k+0%1
GFC & correction2008–2009£273k£236k-13.6%1
Help-to-Buy recovery2013–2016£256k£393k+53.5%1
Brexit uncertainty2019–2019£400k£400k+0%1
Pandemic surge2020–2020£420k£420k+0%1
Rate-rise correction2023–2023£450k£450k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+3.5% alpha

Terraced+3.5% α
Local
18.3%
District
14.8%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Turkey Street

Nearby stations

Turkey Street Rail StationWeaver · Greater Anglia
13 min walk
Turkey StreetNational Rail
13 min walk
Theobalds Grove Rail StationWeaver · Greater Anglia
18 min walk
Cheshunt Rail StationGreater Anglia · Weaver
35 min walk
Southbury Rail StationGreater Anglia · Weaver
47 min walk
No bus stops within 400m

18

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge74 min ↑
Victoria70 min ↑
Waterloo77 min ↑
Canary Wharf76 min ↑
City ★68 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park118m
Santander docks (800m)0
Nearest cycle dock9.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.2 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Turnford & Cheshunt Pits SSSI — 3.5 km

Energy

Solar: 841 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 yield840.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE ORDNANCE UNITY CENTRE FOR HEALTH

645 HERTFORD ROAD, EN3 6ND

15 min walk

65%

Recommend GP

65%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCheshunt Community Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 14.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.1 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.4km

Post office

Nearby restaurants

Burger King270 m
McDonald's305 m
Terrace Restaurant499 m
Food hygiene (5-star)59% of 22

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

ASHVIN PROPERTY LTD
ST'REGGIES LIMITED

Investment

Investment grade, yield and market outlook

49

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score10/100
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

6.5

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,036m
Crossrail 2 route10,481m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,698 nationally

1,794

Est. population

9,868/km²

49%

Employed

27%

Degree educated

£32,500

Median income

7.2%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

27%
19%
21%
18%
15%
Under 1827%
18–3419%
35–4921%
50–6418%
65+14%

Tenure

21%
19%
22%
37%
Own outright21%
Own (mortgage)19%
Private rent22%
Social rent37%
Shared ownership1%
Rent free0%

Ethnicity

39%
23%
White British39%
White Other13%
Asian6%
Black23%
Mixed6%
Other13%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine28%
No car household29%
Unemployed5%
No qualifications29%

Housing tenure (Census 2021)

Social rent37%
Private rent22%

vs. London

Income vs London-22.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
6
Local approval rate
56%
Borough approval rate
74%
Historic landfill (400m)
1
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
62 homes · Kingswood Nurseries, Kingswood Nurseries, Bullsmoor Lane, EN1 4SF
Pipeline pressure
NONE

Named schemes (500m)

Kingswood Nurseries, Kingswood Nurseries, Bullsmoor Lane, EN1 4SF62 homes
completed
38, 38, MARRYAT ROAD, ENFIELD, EN1 4RF3 homes
completed
25, 25, Bullsmoor Way, EN8 8HN1 homes
completed
2, 2, Bullsmoor Garden, EN8 8HX1 homes
completed
SIDE GARDEN OF 9, SIDE GARDEN OF 9, BULLSMOOR WAY, WALTHAM CROSS, EN8 8HN1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
29.4%
Ward turnout
32%
Election year
2022
MP
Feryal Clark (Labour)
MP majority
12,736
Constituency
Enfield North

Councillors

Kate AnolueLabour
Esin GunesLabour

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Key facts for EN8 8HT

Full postcodeEN8 8HT
Postcode districtEN8
BoroughLondon Borough of Enfield
WardBullsmoor
Latitude51.682017
Longitude-0.047362
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