Bush Hill Park · Enfield · Edmonton and Winchmore Hill constituency · 51.63286, -0.07365

N9 9FA— Bush Hill Park, Enfield

Location and area intelligence for N9 9FA, Bush Hill Park, Enfield

The family fortress

 

Schools 100%Safety 81/100Transport 22/100Low yield 2.83%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
55
Safety
81
Schools
95
Transport
22
Environment
75
Investment
39

The bottom line

N9 9FA offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £615,500 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby; 58 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

N9 9FA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+18.4% vs London avg
vs London income+3.6% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for N9 9FA

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N9 9FA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Raglan Infant School

Outstanding · Inspected Jul 2024 · 5 min walk

★★

Secondary

The Latymer School

Good · Inspected Mar 2022 · 10 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 · 40 min walk

5 primaries · 1 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

85

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 702m

Crime is 4% below London average

Property

2 Jul

Prices, sales volume and market trends

£615,500

Median sale price

Above London median by 18%

£615,500 is 18% above the London median (£520,000)

+21.2%

This year

Semi-detached

Dominant type

Price history

Sales (24 months)8
New build87.5%
Avg detached£695,400
Avg semi-detached£595,000
Price per m²£5,457/m²
Price per ft²£507/ft²
Avg floor area112.8 m²

EPC breakdown

A
4%
B
46%

Based on 50 properties · Confidence: high

Street mix

Semi 72%Detached 28%

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

Stamp duty

Standard buyer£18,275
First-time buyerFTB
£9,525
Additional propertyBTL/2nd
£36,740

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

14.1×

Price-to-income

£3,079/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£282,000
Rebuild cost per m²£2,500/m²

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

Construction era2021
WallsAverage thermal transmittance 0.11 W/m²K
RoofAverage thermal transmittance 0.13 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,438
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2023–2024 · CAGR

+18.9%

Total change

+19%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.9%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £500k–£600k · 18 sales

Property Type Mix

Total: 18 sales

Detached27.8%
Semi-detached72.2%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2023–2023£518k£518k+0%6
Current market2024–2024£616k£616k+0%12

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+13.9% alpha

Semi-detached+13.9% α
Local
15%
District
1.1%

CAGR over 1yr 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

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
13 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
15 min walk
Silver Street Rail StationGreater Anglia · Weaver
26 min walk
Enfield Town Rail StationWeaver
27 min walk
Southbury Rail StationWeaver · Greater Anglia
29 min walk
No bus stops within 400m

11

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria ★58 min
Waterloo65 min ↑
Canary Wharf71 min ↑
City63 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 park205m
Santander docks (800m)0
Nearest cycle dock6.4 km

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: 11.5 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 58%
More green space than 83% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.5 km

Energy

Solar: 850 kWh/kWp/yr

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GREEN CEDARS MEDICAL CENTRE

93 SILVER STREET, EDMONTON, N18 1RP

23 min walk

69%

Recommend GP

69%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Beehive (362 m)

Nearest supermarketCo-Operative · 1.5 km
1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

997m

Post office

Nearby shops

Costcutters727 m
Lifestyle Express1.0 km
Sainsbury's Bush Hill Park Local1.0 km
Costcutter1.0 km

Nearby cafes

Euro Cafe730 m
Bush Hill Park Cafe1.0 km
La Baguette1.1 km

Nearby restaurants

Greggs240 m
Domino's726 m
Andrews Fish Bar1.0 km

Nearby pubs

The Beehive362 m
Stag & Hounds417 m
Bush Hill Park1.0 km

Nearby gyms

The Fitness Station973 m

Nearby pharmacies

Lamis676 m
Hayward Pharmacy1.0 km
Food hygiene (5-star)55% of 29

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

39

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 67%
Gentrification score15/100
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

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

38.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,357m
Crossrail 2 route5,076m

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%
Price vs London+18.4%

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)
7
Local approval rate
83%
Borough approval rate
74%
Historic landfill (400m)
1
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)
15
Largest scheme
253 homes · RUSSELLS NURSERY & ALLOTMENTS, RUSSELLS NURSERY & ALLOTMENTS, CHURCH STREET, CYPRUS ROAD (25), N9
Pipeline pressure
NONE

Named schemes (500m)

Bury Lodge Depot, Bury Street West, N9 9LA50 homes
completed
197, 197, Church Street, London, N9 9HL7 homes
completed
177, 177, CHURCH STREET, N9 9HL6 homes
completed
Bury Street West, London, N9 9JJ3 homes
completed
Bury Hall Villas, 14, Great Cambridge Road, N9 9LF2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£615,500)

£18,275

Standard buyer

£9,525

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N9 9FA

Full postcodeN9 9FA
Postcode districtN9
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.632858
Longitude-0.073649
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