Bush Hill Park · Enfield · Edmonton and Winchmore Hill constituency · 51.63120, -0.08745

N21 3DR— Bush Hill Park, Enfield

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

The family fortress

 

Schools 100%Safety 77/100Transport 21/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
54
Safety
77
Schools
60
Transport
21
Environment
80
Investment
45

The bottom line

N21 3DR 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 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N21 3DR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
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 3DR

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N21 3DR 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 · 6 min walk

KS2: 103.5

—

Secondary

Winchmore School

Not yet inspected · 6 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.7 incidents per 1,000 residents

Better than 60% of London
↑ Rising 7700.0%

-29% vs borough

Crime by type

Violence & sexual offences23%
Other17%
Vehicle crime17%
Anti-social behaviour15%
Burglary13%
Robbery6%
Drug offences5%
Theft4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.3km

Crime is 19% 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£6,462/m²
Price per ft²£600/ft²
Avg floor area119.3 m²

EPC breakdown

C
2%
D
6%
E
4%

Based on 12 properties · Confidence: medium

Street mix

Semi 59%Terraced 41%

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£298,250
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, no insulation (assumed)
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

2001–2025 · CAGR

+4.8%

Total change

+205%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.1%

per year

Acceleration

+25.90

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached58.8%
Terraced41.2%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£250k£250k+0%1
GFC & correction2010–2010£390k£390k+0%1
Help-to-Buy recovery2015–2016£505k£500k-1%1
Brexit uncertainty2018–2019£507k£640k+26.2%1
Pandemic surge2020–2021£253k£673k+165.8%3
Rate-rise correction2023–2023£593k£593k+0%1
Current market2024–2025£600k£763k+27.1%1

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
Winchmore Hill→ Moorgate· 5 tph
28 min

Nearby stations

Winchmore HillNational Rail
12 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
24 min walk
Silver Street Rail StationGreater Anglia · Weaver
29 min walk
Enfield Town Rail StationWeaver
30 min walk
Southgate Underground StationPiccadilly
35 min walk
No bus stops within 400m

24

Walkability score

18

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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park119m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
The Paulin Ground· no
119m
🅿️
Fords Grove Car Park· yes
441m

Connectivity

Broadband and mobile coverage

100%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed467 Mbps
Median download436 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: 11.1 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 58%
More green space than 93% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.7 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

6 min walk

88%

Recommend GP

88%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 775 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

68

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

28

Sports (1km)

0

Convenience

No pubs within 400m — nearest: On Broadway (581 m)

Nearest supermarketWaitrose · 644 m
26 tennis courts2 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)

558m

Post office

Nearby shops

Tesco Express495 m
Artismo575 m
Broadway Food & Wine581 m
Nick's Bakery & Patisserie599 m

Nearby cafes

Coffee Break493 m
Limes Cafe553 m
Raphi & Flo573 m
La Rocca587 m

Nearby restaurants

Peking Chef559 m
Greek Eats561 m
Monsoon561 m
Has Kebab Centre566 m

Nearby pubs

On Broadway581 m
The Three Wishes589 m
Little Green Dragon593 m
Orange Tree629 m

Nearby gyms

Vicars Moor Lawn Tennis Club681 m
Hazelwood Sports Club731 m

Nearby pharmacies

Lamis791 m

Nearby health

Green Lanes Surgery & Pharmacy500 m
North London Hospice Winchmore Hill775 m
Food hygiene (5-star)59% of 27

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

45

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months1

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

8/100

Velocity score

Future outlook

36.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,088m
Crossrail 2 route5,174m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,690 nationally

1,480

Est. population

3,589/km²

56%

Employed

34%

Degree educated

£43,200

Median income

4.3%

Claimant rate

SuburbanMedium densityMixed

56

Community stability

Age profile

25%
18%
22%
19%
17%
Under 1825%
18–3418%
35–4922%
50–6419%
65+17%

Tenure

38%
36%
17%
Own outright38%
Own (mortgage)37%
Private rent17%
Social rent9%
Shared ownership0%

Ethnicity

31%
24%
15%
13%
White British31%
White Other24%
Asian15%
Black12%
Mixed5%
Other13%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine18%
No car household15%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent17%
Social rent9%

vs. London

Income vs London+2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
10
Local approval rate
85%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
30
Largest scheme
26 homes · FIRS HALL, 890 & R/O 870 & 884, FIRS HALL, 890 & R/O 870 & 884, GREEN LANES, N21
Pipeline pressure
NONE

Named schemes (500m)

Riverview (BUNGALOW & GARAGES ADJOINING), 25, Riverview (BUNGALOW & GARAGES ADJOINING), 25, RIVER BANK, N21 2AB14 homes
completed
35-37, 35-37, FIRS LANE, N21 2HT7 homes
completed
98, 98, FORDS GROVE, N21 3DP5 homes
completed
28, 28, FIRS LANE, N21 3ES3 homes
completed
14, 14, Colne Road, N21 2JD2 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 3DR

Full postcodeN21 3DR
Postcode districtN21
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.631204
Longitude-0.087446
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
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