Bush Hill Park · Enfield · Edmonton and Winchmore Hill constituency · 51.63714, -0.08322

N21 2BA— Bush Hill Park, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 20/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
84
Schools
100
Transport
20
Environment
67
Investment
44

The bottom line

N21 2BA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 61 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N21 2BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+3.6% vs London avg
vs London crime-29.0% vs London avg

Deep-dive guides for N21 2BA

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How N21 2BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Raglan Infant School

Outstanding · Inspected Jul 2024 · 9 min walk

—

Secondary

Winchmore School

Not yet inspected · 15 min walk

P8: +0.15A8: 50.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 44 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.0 incidents per 1,000 residents

Better than 66% of London
→ Stable

-38% vs borough

Crime by type

Vehicle crime33%
Other21%
Anti-social behaviour19%
Violence & sexual offences18%
Drug offences3%
Theft3%
Burglary3%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.5km

Crime is 29% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N21 district median

£365,250

Based on 65 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,244/m²
Price per ft²£580/ft²
Avg floor area105.5 m²

EPC breakdown

C
3%
D
5%
E
5%

Based on 13 properties · Confidence: medium

Street mix

Semi 8%Terraced 92%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£263,750
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 EAnnual charge £2,438
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.2%

Total change

+500%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.2%

per year

Acceleration

+19.36

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached8%
Terraced92%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£108k£163k+50.6%1.5
Post-dot-com plateau2001–2002£194k£228k+17.6%3
Pre-crash peak2005–2007£261k£390k+49.6%1.5
GFC & correction2010–2010£299k£299k+0%1
Help-to-Buy recovery2013–2016£465k£620k+33.3%2
Brexit uncertainty2018–2018£608k£608k+0%1
Pandemic surge2020–2021£691k£607k-12.2%1.5
Current market2025–2025£650k£650k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
6.2%
District
6.4%

CAGR over 23yr 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
Sales Volume75
Seasonal Timing0
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
Bush Hill Park→ Liverpool Street· 4 tph
32 min

Nearby stations

Bush Hill ParkNational Rail
14 min walk
Enfield Town Rail StationWeaver
21 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
26 min walk
Southbury Rail StationWeaver · Greater Anglia
31 min walk
Silver Street Rail StationWeaver · Greater Anglia
34 min walk
No bus stops within 400m

22

Walkability score

58

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park341m
Santander docks (800m)0
Nearest cycle dock6.8 km

Nearby car parks

🅿️
The Paulin Ground· no
666m

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
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 AONB2% green spaceTree canopy: 46%
Less green space than 88% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 6.2 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

11 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

27

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Stag & Hounds (406 m)

Nearest supermarketCo-Operative · 960 m
23 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)

805m

Post office

Nearby shops

Costcutters90 m
Sainsbury's Local979 m

Nearby cafes

Euro Cafe87 m
Limes Cafe668 m
Raphi & Flo788 m

Nearby restaurants

Domino's92 m
Peking Chef681 m
Delicious Kebab764 m
Punto779 m

Nearby pubs

Stag & Hounds406 m
The Beehive456 m
Little Green Dragon549 m

Nearby gyms

Hazelwood Sports Club298 m
Vicars Moor Lawn Tennis Club648 m
Enfield Chase Tennis Club744 m

Nearby pharmacies

Lamis168 m
Food hygiene (5-star)54% of 24

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
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

IV YO CARPENTRY LTD
KORNERSTONE PROPERTY LTD

Investment

Investment grade, yield and market outlook

44

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

46.6

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,767m
Crossrail 2 route5,700m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,488 nationally

1,456

Est. population

7,695/km²

60%

Employed

41%

Degree educated

£43,500

Median income

4.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

57

Community stability

Age profile

23%
15%
22%
20%
20%
Under 1823%
18–3415%
35–4922%
50–6420%
65+20%

Tenure

44%
36%
17%
Own outright44%
Own (mortgage)36%
Private rent17%
Social rent3%
Shared ownership1%
Rent free0%

Ethnicity

44%
23%
White British44%
White Other23%
Asian10%
Black8%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine16%
No car household16%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent17%
Social rent3%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
11
Local approval rate
61%
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)
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
96-98, 96-98, VILLAGE ROAD, EN131 homes
completed
81, Ridge Avenue, N21 2RH10 homes
completed
85, Ridge Avenue, N21 2RH6 homes
completed
83, Ridge Avenue, N21 2RH6 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 2BA

Full postcodeN21 2BA
Postcode districtN21
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.637142
Longitude-0.083222
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
Survey