Bullsmoor · Enfield · Enfield North constituency · 51.68181, -0.03946

EN8 8RD— Bullsmoor, Enfield

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

 

Schools 100%Safety 10/100Transport 16/100Yield 3.91%

Best for: Owner-occupiers

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

Liveability
38
Safety
10
Schools
90
Transport
16
Environment
73
Investment
51

The bottom line

EN8 8RD offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 64 min to city — above average for this zone.

Less suited to Families.

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Location

EN8 8RD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: FairInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-13.1% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for EN8 8RD

🛡️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🌳 Good Parks⚠️ Very high crime
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How EN8 8RD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Freezywater St George's CofE VA Primary School

Not yet inspected · 11 min walk

KS2: 106.0

★★

Secondary

The Lea Valley Academy

Good · Inspected Oct 2022 · 3 min walk

P8: -0.63A8: 34.8

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 119 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+578% 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

Violence & sexual offences30%
Other28%
Anti-social behaviour20%
Vehicle crime7%
Burglary5%
Theft3%
Drug offences3%
Robbery3%

Road safety

94

Road safety score

6

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Cheshunt Fire Station · 2.3km

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area88.1 m²

EPC breakdown

B
4%
C
2%
D
5%
E
6%

Based on 17 properties · Confidence: medium

Street mix

Semi 95%Detached 5%

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£220,250
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, 100 mm loft insulation
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

1995–2023 · CAGR

+7.4%

Total change

+647%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.4%

per year

Acceleration

+22.51

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 19 sales

Property Type Mix

Total: 19 sales

Detached5.3%
Semi-detached94.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£134k+78.7%1
Post-dot-com plateau2002–2004£172k£232k+35.3%1.5
Pre-crash peak2006–2007£237k£268k+13.1%2
GFC & correction2011–2012£312k£250k-19.9%1.5
Help-to-Buy recovery2015–2015£345k£345k+0%1
Brexit uncertainty2018–2019£430k£410k-4.7%1
Pandemic surge2020–2021£458k£458k-0.1%1.5
Rate-rise correction2023–2023£560k£560k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.7% alpha

Semi-detached+0.7% α
Local
5.3%
District
4.6%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Theobalds Grove

Nearby stations

Turkey Street Rail StationWeaver · Greater Anglia
14 min walk
Theobalds Grove Rail StationGreater Anglia · Weaver
15 min walk
Theobalds GroveNational Rail
15 min walk
Cheshunt Rail StationGreater Anglia · Weaver
32 min walk
Southbury Rail StationWeaver · Greater Anglia
47 min walk
No bus stops within 400m

16

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge70 min ↑
Victoria70 min ↑
Waterloo77 min ↑
Canary Wharf69 min ↑
City ★64 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

16

Car parks (800m)

0

EV chargers (800m)

Nearest car park173m
Santander docks (800m)0
Nearest cycle dock9.3 km

Nearby car parks

🅿️
TFC Customer Parking
555m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.3 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 28%
More green space than 77% of London

Nearest SSSI: Turnford & Cheshunt Pits SSSI — 3.2 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

14 min walk

65%

Recommend GP

65%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCheshunt Community Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 14.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

14

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Moon and Cross (596 m)

Nearest supermarketAldi · 842 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.3km

Post office

Nearby shops

Tesco Express1.0 km

Nearby cafes

Mellow Mustard599 m
Waltham Cross Cafe & Restaurant619 m
Mayya622 m
Cherries644 m

Nearby restaurants

Chicken & Crepes411 m
Cinnamon Lounge415 m
Oriental Chef418 m
Lina Ocakbasi420 m

Nearby pubs

The Moon and Cross596 m
The Imperial709 m
The Vine982 m
The Prince Albert1.2 km

Nearby health

Stanhope Surgery831 m
Ordnance Unity Centre for Health1.1 km
Haverstock Healthcare1.1 km
Food hygiene (5-star)52% of 23

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

A

High street health

Registered businesses

LAYERLLUX LTD

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

26.9

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,116m
Crossrail 2 route10,516m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,021 nationally

1,945

Est. population

8,324/km²

54%

Employed

28%

Degree educated

£36,500

Median income

7.6%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

48

Community stability

Age profile

27%
17%
20%
18%
17%
Under 1827%
18–3417%
35–4920%
50–6418%
65+17%

Tenure

32%
30%
26%
Own outright32%
Own (mortgage)30%
Private rent26%
Social rent12%
Shared ownership0%

Ethnicity

33%
18%
21%
White British33%
White Other18%
Asian8%
Black21%
Mixed7%
Other13%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine27%
No car household24%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Private rent26%
Social rent12%

vs. London

Income vs London-13.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
6
Local approval rate
67%
Borough approval rate
74%
Historic landfill (400m)
1
Opportunity area
Lee Valley
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
9
Largest scheme
40 homes · MUNRO, 968-984, MUNRO, 968-984, HERTFORD ROAD, EN8 7RU
Pipeline pressure
NONE

Named schemes (500m)

WOODVALE, 152, WOODVALE, 152, HOLMESDALE, WALTHAM CROSS, EN8 8RY23 homes
completed
113, 113, Bullsmoor Lane, EN3 6TQ9 homes
completed
97 - 99, Bullsmoor Lane, EN3 6TQ5 homes
completed
106, Bullsmoor Lane, EN3 6TL5 homes
completed
100, 100, BULLSMOOR LANE, ENFIELD, EN3 6TL3 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 8RD

Full postcodeEN8 8RD
Postcode districtEN8
BoroughLondon Borough of Enfield
WardBullsmoor
Latitude51.681813
Longitude-0.039458
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