Bush Hill Park · Enfield · Edmonton and Winchmore Hill constituency · 51.63578, -0.08334

N21 2RH— Bush Hill Park, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 19/100Yield 4.76%

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
81
Schools
100
Transport
19
Environment
72
Investment
55

The bottom line

N21 2RH 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 catches: high noise levels nearby and 61 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N21 2RH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+3.6% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for N21 2RH

🛡️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 2RH 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 · 13 min walk

P8: +0.15A8: 50.3

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

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.4 incidents per 1,000 residents

Better than 51% of London
→ Stable

-14% vs borough

Crime by type

Other25%
Violence & sexual offences24%
Vehicle crime19%
Anti-social behaviour16%
Burglary9%
Theft5%
Drug offences1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.4km

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area43 m²

EPC breakdown

C
13%
D
20%
E
2%

Based on 35 properties · Confidence: high

Street mix

Semi 79%Terraced 7%Detached 14%

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£107,500
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)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,438
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+6.5%

Total change

+410%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.2%

per year

Acceleration

-69.48

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £600k–£700k · 14 sales

Property Type Mix

Total: 14 sales

Detached14.3%
Semi-detached78.6%
Terraced7.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£143k£340k+137.3%1.5
Post-dot-com plateau2003–2004£310k£395k+27.4%1
Pre-crash peak2006–2007£475k£390k-17.9%2.5
GFC & correction2009–2012£445k£380k-14.6%1
Brexit uncertainty2017–2017£675k£675k+0%1
Rate-rise correction2022–2022£730k£730k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Bush Hill Park→ Liverpool Street· 4 tph
32 min

Nearby stations

Bush Hill ParkNational Rail
15 min walk
Enfield Town Rail StationWeaver
23 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
24 min walk
Southbury Rail StationWeaver · Greater Anglia
32 min walk
Silver Street Rail StationWeaver · Greater Anglia
32 min walk
No bus stops within 400m

20

Walkability score

51

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 park378m
Santander docks (800m)0
Nearest cycle dock6.7 km

Nearby car parks

🅿️
The Paulin Ground· no
538m

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: 11.7 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 6.0 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

10 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 · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

26

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Stag & Hounds (368 m)

Nearest supermarketCo-Operative · 1.1 km
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)

749m

Post office

Nearby shops

Costcutters140 m
Tesco Express777 m
Sainsbury's Local1.1 km

Nearby cafes

Euro Cafe129 m
Limes Cafe626 m
Raphi & Flo737 m

Nearby restaurants

Domino's147 m
Peking Chef639 m
Delicious Kebab721 m
Punto732 m

Nearby pubs

Stag & Hounds368 m
The Beehive386 m
Little Green Dragon529 m

Nearby gyms

Hazelwood Sports Club359 m
Vicars Moor Lawn Tennis Club640 m
Enfield Chase Tennis Club887 m

Nearby pharmacies

Lamis221 m
Food hygiene (5-star)57% of 21

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

HAIDER ESTATES LTD
KINDLE CARE 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 score17/100
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

26.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,615m
Crossrail 2 route5,557m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,169 nationally

1,562

Est. population

5,253/km²

52%

Employed

35%

Degree educated

£43,500

Median income

3.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

61

Community stability

Age profile

19%
15%
17%
21%
29%
Under 1819%
18–3415%
35–4917%
50–6421%
65+29%

Tenure

54%
33%
Own outright54%
Own (mortgage)33%
Private rent12%
Social rent1%
Shared ownership0%

Ethnicity

49%
19%
White British49%
White Other19%
Asian11%
Black6%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine16%
No car household19%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent12%
Social rent1%

vs. London

Income vs London+3.6%

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)
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)
30
Largest scheme
86 homes · HALLIWICK COLLEGE, HALLIWICK COLLEGE, BUSH HILL ROAD, N21
Pipeline pressure
NONE

Named schemes (500m)

81, Ridge Avenue, N21 2RH10 homes
completed
83, Ridge Avenue, N21 2RH6 homes
completed
85, Ridge Avenue, N21 2RH6 homes
completed
2A, Oxford Gardens, N21 2AP2 homes
completed
19, 19, Borden Avenue, Enfield, EN1 2BY2 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 2RH

Full postcodeN21 2RH
Postcode districtN21
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.635777
Longitude-0.083338
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