Bush Hill Park · Enfield · Edmonton and Winchmore Hill constituency · 51.63706, -0.08672

N21 2AN— Bush Hill Park, Enfield

Location and area intelligence for N21 2AN, Bush Hill Park, Enfield

The family fortress

 

Schools 100%Safety 80/100Transport 21/100Yield 4.76%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
61
Safety
80
Schools
60
Transport
21
Environment
84
Investment
55

The bottom line

N21 2AN 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: 61 min to victoria — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N21 2AN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+14.8% vs London avg
vs London crime-48.0% vs London avg

Deep-dive guides for N21 2AN

🛡️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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“The family fortress”

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How N21 2AN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Highfield Primary School

Not yet inspected · 12 min walk

KS2: 103.5

—

Secondary

Winchmore School

Not yet inspected · 13 min walk

P8: +0.15A8: 50.3

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 43 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.5 incidents per 1,000 residents

Better than 76% of London
↑ Rising 666.7%

from a low base — still below London average

-55% vs borough

Crime by type

Other30%
Anti-social behaviour22%
Violence & sexual offences17%
Vehicle crime15%
Burglary11%
Theft4%
Drug offences0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.6km

Crime is 48% below London average

Property

Prices, sales volume and market trends

Avg floor area77 m²

EPC breakdown

C
13%
D
10%

Based on 23 properties · Confidence: medium

Street mix

Terraced 16%Flat 81%Other 3%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£192,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,882
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2020 · CAGR

+10.7%

Total change

+1051%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.6%

per year

Acceleration

-125.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £50k–£75k · 31 sales

Property Type Mix

Total: 31 sales

Terraced16.1%
Flat/maisonette83.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£51k£107k+109.3%1.4
Post-dot-com plateau2002–2004£131k£165k+26.4%3
Pre-crash peak2005–2006£172k£176k+2%2.5
GFC & correction2008–2012£315k£205k-34.9%2
Help-to-Buy recovery2013–2014£209k£203k-2.8%3.5
Brexit uncertainty2019–2019£495k£495k+0%1
Pandemic surge2020–2020£587k£587k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
7.3%
District
7.6%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
Grange Park→ Moorgate· 5 tph
31 min

Nearby stations

Grange ParkNational Rail
12 min walk
Enfield Town Rail StationWeaver
22 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
28 min walk
Southbury Rail StationWeaver · Greater Anglia
34 min walk
Silver Street Rail StationWeaver · Greater Anglia
35 min walk
No bus stops within 400m

28

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria ★61 min
Waterloo68 min ↑
Canary Wharf70 min ↑
City62 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park105m
Santander docks (800m)0
Nearest cycle dock6.8 km

Nearby car parks

🅿️
The Paulin Ground· no
563m

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed461 Mbps
Median download434 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.8 km away✗ Not Green Belt✗ Not AONB60% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 6.3 km

Energy

Solar: 850 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 yield849.6 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WINCHMORE HILL PRACTICE

808 GREEN LANES, WINCHMORE HILL, N21 2SA

8 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.4 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

38

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

26

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Little Green Dragon (314 m)

Nearest supermarketWaitrose · 537 m
22 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

586m

Post office

Nearby shops

Costcutters324 m
Tesco Express647 m
Broadway Food & Wine847 m
M. Peatchey869 m

Nearby cafes

Euro Cafe316 m
Limes Cafe442 m
Raphi & Flo566 m
Coffee Break799 m

Nearby restaurants

Domino's328 m
Peking Chef455 m
Delicious Kebab537 m
Punto554 m

Nearby pubs

Little Green Dragon314 m
Stag & Hounds627 m
The Beehive658 m
On Broadway841 m

Nearby gyms

Hazelwood Sports Club93 m
Vicars Moor Lawn Tennis Club407 m
Enfield Chase Tennis Club882 m

Nearby pharmacies

Lamis409 m

Nearby health

Green Lanes Surgery & Pharmacy671 m
Food hygiene (5-star)54% of 24

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
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

BRIGHTSHIELD PROPERTY SERVICES LTD

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
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

33.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,741m
Crossrail 2 route5,765m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,033 nationally

1,373

Est. population

2,432/km²

57%

Employed

46%

Degree educated

£48,200

Median income

2.5%

Claimant rate

SuburbanLow densityOwner occupiers / families

61

Community stability

Age profile

23%
14%
19%
23%
22%
Under 1823%
18–3414%
35–4919%
50–6423%
65+22%

Tenure

45%
41%
Own outright45%
Own (mortgage)41%
Private rent10%
Social rent4%
Shared ownership0%

Ethnicity

54%
16%
White British54%
White Other16%
Asian12%
Black6%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine10%
No car household9%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent10%
Social rent4%

vs. London

Income vs London+14.8%

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)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
12
Local approval rate
71%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
29
Largest scheme
86 homes · HALLIWICK COLLEGE, HALLIWICK COLLEGE, BUSH HILL ROAD, N21
Pipeline pressure
NONE

Named schemes (500m)

HALLIWICK COLLEGE, HALLIWICK COLLEGE, BUSH HILL ROAD, N2186 homes
completed
25,27 AND R/O 13-23, 25,27 AND R/O 13-23, ELMSCOTT GARDENS, N2116 homes
completed
Riverview (BUNGALOW & GARAGES ADJOINING), 25, Riverview (BUNGALOW & GARAGES ADJOINING), 25, RIVER BANK, N21 2AB14 homes
completed
81, Ridge Avenue, N21 2RH10 homes
completed
35-37, 35-37, FIRS LANE, N21 2HT7 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
17.9%
Ward turnout
42%
Election year
2022
MP
Kate Osamor (Labour (Co-op))
MP majority
12,632
Constituency
Edmonton and Winchmore Hill

Councillors

James HockneyConservative
Peter David FallartConservative
Pat GregoryConservative

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Key facts for N21 2AN

Full postcodeN21 2AN
Postcode districtN21
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.637055
Longitude-0.086723
Parliamentary constituencyEdmonton and Winchmore Hill
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
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