Bush Hill Park · Enfield · Edmonton and Winchmore Hill constituency · 51.63254, -0.08207

N21 3EB— Bush Hill Park, Enfield

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

The family fortress

 

Schools 100%Safety 81/100Transport 16/100Yield 4.76%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
81
Schools
90
Transport
16
Environment
84
Investment
57

The bottom line

N21 3EB 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 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N21 3EB

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-4.0% vs London avg

Deep-dive guides for N21 3EB

🛡️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 3EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Firs Farm Primary School

Not yet inspected · Inspected Oct 2024 · 12 min walk

KS2: 105.1

★★

Secondary

The Latymer School

Good · Inspected Mar 2022 · 11 min walk

P8: +0.74A8: 81.0

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 · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.2 incidents per 1,000 residents

Better than 52% of London
→ Stable

-16% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour25%
Other20%
Vehicle crime8%
Burglary8%
Drug offences6%
Theft6%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.1km

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area114.4 m²

EPC breakdown

C
1%
D
8%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 85%Terraced 11%Detached 4%

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£286,000
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, 300 mm loft insulation
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

1995–2021 · CAGR

+8%

Total change

+643%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.3%

per year

Acceleration

+0.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 27 sales

Property Type Mix

Total: 27 sales

Detached3.7%
Semi-detached85.2%
Terraced11.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£94k£140k+48.9%2.2
Post-dot-com plateau2003–2004£309k£295k-4.4%2
Pre-crash peak2005–2006£350k£355k+1.4%1
GFC & correction2009–2010£360k£370k+2.8%1.5
Help-to-Buy recovery2013–2016£493k£535k+8.6%1.5
Brexit uncertainty2017–2018£645k£705k+9.3%1
Pandemic surge2020–2021£700k£698k-0.3%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.2% alpha

Semi-detached+0.2% α
Local
13.6%
District
13.4%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing3
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
17 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
21 min walk
Enfield Town Rail StationWeaver
27 min walk
Silver Street Rail StationWeaver · Greater Anglia
28 min walk
Southbury Rail StationWeaver · Greater Anglia
34 min walk
No bus stops within 400m

17

Walkability score

34

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)

Nearest car park440m
Santander docks (800m)0
Nearest cycle dock6.5 km

Nearby car parks

🅿️
The Paulin Ground· no
440m

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: 11.3 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 55%
More green space than 99% 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

10 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.3 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)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Beehive (353 m)

Nearest supermarketWaitrose · 880 m
16 tennis courts1 swimming pools1 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)

1.2km

Post office

Nearby shops

Costcutters470 m

Nearby cafes

Euro Cafe463 m
Limes Cafe767 m

Nearby restaurants

Domino's475 m
Peking Chef778 m

Nearby pubs

The Beehive353 m
Stag & Hounds424 m
Little Green Dragon730 m

Nearby gyms

Hazelwood Sports Club690 m

Nearby pharmacies

Lamis503 m
Food hygiene (5-star)68% of 22

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

CBJ REAL ESTATE LTD
CBJ STUDIOS LTD
JNA DIGITAL LIMITED
JNA REALTY LIMITED

Investment

Investment grade, yield and market outlook

57

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 score16/100
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

22.2

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,263m
Crossrail 2 route5,187m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,587 nationally

1,705

Est. population

6,887/km²

57%

Employed

35%

Degree educated

£43,500

Median income

4.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

56

Community stability

Age profile

23%
18%
19%
19%
21%
Under 1823%
18–3418%
35–4919%
50–6419%
65+21%

Tenure

44%
33%
18%
Own outright44%
Own (mortgage)33%
Private rent18%
Social rent5%
Shared ownership0%
Rent free0%

Ethnicity

32%
21%
19%
White British32%
White Other21%
Asian19%
Black10%
Mixed5%
Other13%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine19%
No car household25%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent18%
Social rent5%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
10
Local approval rate
83%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
30
Largest scheme
80 homes · FULLERS NURSERY, FULLERS NURSERY, CHURCH STREET, N9
Pipeline pressure
NONE

Named schemes (500m)

FULLERS NURSERY, FULLERS NURSERY, CHURCH STREET, N980 homes
completed
81, Ridge Avenue, N21 2RH10 homes
completed
83, Ridge Avenue, N21 2RH6 homes
completed
85, Ridge Avenue, N21 2RH6 homes
completed
33, Kent Road, N21 2JH2 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 3EB

Full postcodeN21 3EB
Postcode districtN21
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.632537
Longitude-0.082073
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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Ordnance
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