Bush Hill Park · Enfield · Edmonton and Winchmore Hill constituency · 51.63133, -0.09201

N21 3DN— Bush Hill Park, Enfield

Location and area intelligence for N21 3DN, Bush Hill Park, Enfield

The family fortress

 

Schools 100%Safety 79/100Transport 29/100Yield 4.76%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
61
Safety
79
Schools
60
Transport
29
Environment
80
Investment
59

The bottom line

N21 3DN 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 catch: 55 min to city — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how N21 3DN scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N21 3DN meets your needs.

Location

N21 3DN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.9% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for N21 3DN

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N21 3DN with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How N21 3DN 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 · 3 min walk

KS2: 103.5

—

Secondary

Winchmore School

Not yet inspected · 4 min walk

P8: +0.15A8: 50.3

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

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.4 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

+5% vs borough

Crime by type

Violence & sexual offences33%
Other27%
Anti-social behaviour18%
Vehicle crime11%
Burglary5%
Drug offences3%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.7km

Crime is +19% above London average

Property

Prices, sales volume and market trends

Avg floor area114.9 m²

EPC breakdown

C
4%
D
7%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Semi 66%Terraced 3%Flat 31%

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£287,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

1997–2020 · CAGR

+8.8%

Total change

+600%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.7%

per year

Acceleration

-31.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached65.6%
Terraced3.1%
Flat/maisonette31.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£77k£221k+187%2
Post-dot-com plateau2001–2004£128k£205k+60.2%2.2
Pre-crash peak2005–2007£355k£350k-1.4%2
GFC & correction2010–2012£456k£455k-0.1%1.5
Help-to-Buy recovery2013–2013£384k£384k+0%2
Brexit uncertainty2017–2019£720k£745k+3.5%1
Pandemic surge2020–2020£539k£539k+0%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+3.6% alpha

Weakest performer

Flat/maisonette

+3.4% alpha

Semi-detached+3.6% α
Local
12.2%
District
8.6%
Flat/maisonette+3.4% α
Local
11.2%
District
7.8%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Winchmore Hill→ Moorgate· 5 tph
28 min

Nearby stations

Winchmore HillNational Rail
9 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
28 min walk
Enfield Town Rail StationWeaver
31 min walk
Southgate Underground StationPiccadilly
31 min walk
Silver Street Rail StationGreater Anglia · Weaver
32 min walk
No bus stops within 400m

43

Walkability score

78

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria56 min ↑
Waterloo63 min ↑
Canary Wharf63 min ↑
City ★55 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park125m
Santander docks (800m)0
Nearest cycle dock6.5 km

Nearby car parks

🅿️
Fords Grove Car Park· yes
125m
🅿️
The Paulin Ground· no
264m
🅿️
Salisbury Arms Car Park· no
783m

Connectivity

Broadband and mobile coverage

96%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed471 Mbps
Median download444 Mbps
Superfast coverage96%
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: 11.1 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 19%
More green space than 94% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.9 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

3 min walk

88%

Recommend GP

88%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 706 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

15

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

29

Sports (1km)

1

Convenience

No pubs within 400m — nearest: On Broadway (269 m)

Nearest supermarketWaitrose · 465 m
26 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

347m

Post office

Nearby shops

Tesco Express246 m
Artismo258 m
Broadway Food & Wine268 m
Nick's Bakery & Patisserie283 m

Nearby cafes

Coffee Break180 m
La Rocca272 m
Cafe Brunello's294 m
Winchmore Hill Cafe296 m

Nearby restaurants

Monsoon245 m
Has Kebab Centre250 m
L'Arte261 m
Spice of India269 m

Nearby pubs

On Broadway269 m
The Three Wishes274 m
Orange Tree368 m
Little Green Dragon531 m

Nearby gyms

Vicars Moor Lawn Tennis Club571 m
Hazelwood Sports Club785 m

Nearby health

Green Lanes Surgery & Pharmacy239 m
North London Hospice Winchmore Hill706 m
Food hygiene (5-star)54% of 74

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

36 FORDS GROVE LIMITED
BARCELONA DREAMS LIMITED
CLUNY VISUAL LTD
COSMO CARE HEALTH AND WELLBEING LIMITED
INTERSTELLAR AFRICA LIMITED

+8 more

Investment

Investment grade, yield and market outlook

59

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

27.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,087m
Crossrail 2 route5,313m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,703 nationally

1,899

Est. population

7,037/km²

62%

Employed

44%

Degree educated

£43,200

Median income

5.3%

Claimant rate

SuburbanHigh densityEstablished mixed

49

Community stability

Age profile

27%
19%
25%
17%
Under 1827%
18–3419%
35–4925%
50–6417%
65+13%

Tenure

30%
33%
25%
Own outright30%
Own (mortgage)33%
Private rent25%
Social rent12%
Shared ownership0%
Rent free0%

Ethnicity

39%
24%
White British39%
White Other24%
Asian12%
Black9%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household25%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent25%
Social rent12%

vs. London

Income vs London+2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
14
Local approval rate
80%
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)
10
Largest scheme
47 homes · LAND REAR OF, 83-85, LAND REAR OF, 83-85, BARROWELL GREEN, N21 3AU
Pipeline pressure
NONE

Named schemes (500m)

FIRS HALL, 890 & R/O 870 & 884, FIRS HALL, 890 & R/O 870 & 884, GREEN LANES, N2126 homes
completed
Riverview (BUNGALOW & GARAGES ADJOINING), 25, Riverview (BUNGALOW & GARAGES ADJOINING), 25, RIVER BANK, N21 2AB14 homes
completed
CENTURY HOUSE, 814, CENTURY HOUSE, 814, GREEN LANES, N2113 homes
completed
HIGHFIELD PRIMARY SCHOOL, HIGHFIELD PRIMARY SCHOOL, HIGHFIELD ROAD, LONDON, N21 3HE9 homes
completed
792, 792, Green Lanes, N21 2SH8 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

Live in N21 3DN? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N21 3DN.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Enfield with nearby boroughs:

Enfield vs HaringeyEnfield vs BarnetEnfield vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track N21 3DN

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N21 3DN

Full postcodeN21 3DN
Postcode districtN21
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.631332
Longitude-0.092007
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