Bush Hill Park · Enfield · Edmonton and Winchmore Hill constituency · 51.63528, -0.07680

N9 9JP— Bush Hill Park, Enfield

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

The family fortress

 

Schools 100%Safety 82/100Transport 24/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
82
Schools
95
Transport
24
Environment
75
Investment
44

The bottom line

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

The catches: 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 9JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+3.6% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for N9 9JP

🛡️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 9JP 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 · 4 min walk

★★

Secondary

The Latymer School

Good · Inspected Mar 2022 · 13 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 · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.7 incidents per 1,000 residents

Better than 55% of London
→ Stable

-20% vs borough

Crime by type

Violence & sexual offences29%
Other28%
Vehicle crime13%
Anti-social behaviour11%
Burglary7%
Drug offences6%
Theft3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.0km

Crime is 10% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N9 district median

£377,500

Based on 101 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,889/m²
Price per ft²£454/ft²
Avg floor area154.8 m²

EPC breakdown

D
5%

Based on 5 properties · Confidence: low

Street mix

Semi 93%Detached 7%

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
Rebuild cost estimate£387,000
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, 100 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

1996–2025 · CAGR

+6.1%

Total change

+455%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.7%

per year

Acceleration

-66.95

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 14 sales

Property Type Mix

Total: 14 sales

Detached7.1%
Semi-detached92.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£127k£138k+8.3%2
Post-dot-com plateau2002–2004£250k£311k+24.5%1
Pre-crash peak2005–2005£305k£305k+0%1
GFC & correction2011–2011£312k£312k+0%1
Help-to-Buy recovery2013–2013£418k£418k+0%1
Current market2024–2025£700k£705k+0.7%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.4% alpha

Semi-detached-0.4% α
Local
6.1%
District
6.5%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

52out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
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
11 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
20 min walk
Enfield Town Rail StationWeaver
23 min walk
Southbury Rail StationGreater Anglia · Weaver
28 min walk
Silver Street Rail StationWeaver · Greater Anglia
30 min walk
No bus stops within 400m

13

Walkability score

28

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 park503m
Santander docks (800m)0
Nearest cycle dock6.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterHIGH
High
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: 11.7 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 37%
More green space than 82% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.9 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

WINCHMORE HILL PRACTICE

808 GREEN LANES, WINCHMORE HILL, N21 2SA

15 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketCo-Operative · 1.2 km
6 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
920 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

834m

Post office

Nearby shops

Costcutters400 m
Lifestyle Express835 m
Sainsbury's Bush Hill Park Local895 m
Costcutter904 m

Nearby cafes

Euro Cafe405 m
Bush Hill Park Cafe862 m
La Baguette938 m

Nearby restaurants

Domino's398 m
Greggs422 m

Nearby pubs

Stag & Hounds88 m
The Beehive123 m
Bush Hill Park890 m

Nearby gyms

Hazelwood Sports Club785 m
The Fitness Station837 m
Enfield Chase Tennis Club892 m
Bush Hill Park Club991 m

Nearby pharmacies

Lamis336 m
Hayward Pharmacy835 m
Food hygiene (5-star)58% of 38

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

A

High street health

Investment

Investment grade, yield and market outlook

44

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score17/100
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

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

43.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,601m
Crossrail 2 route5,385m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,812 nationally

1,482

Est. population

7,391/km²

61%

Employed

36%

Degree educated

£43,500

Median income

4.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

59

Community stability

Age profile

22%
18%
18%
23%
19%
Under 1822%
18–3418%
35–4918%
50–6423%
65+19%

Tenure

45%
38%
15%
Own outright45%
Own (mortgage)38%
Private rent15%
Social rent2%

Ethnicity

37%
19%
17%
White British37%
White Other19%
Asian13%
Black10%
Mixed4%
Other17%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine17%
No car household15%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent15%
Social rent2%

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)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
7
Local approval rate
74%
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)
26
Largest scheme
80 homes · FULLERS NURSERY, FULLERS NURSERY, CHURCH STREET, N9
Pipeline pressure
NONE

Named schemes (500m)

Bury Lodge Depot, Bury Street West, N9 9LA50 homes
completed
96-98, 96-98, VILLAGE ROAD, EN131 homes
completed
31, 31, Manorway, EN1 2JD2 homes
completed
388, 388, Bury Street West, N92 homes
completed
16, 16, RAMSCROFT CLOSE, N9 9JY2 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 N9 9JP

Full postcodeN9 9JP
Postcode districtN9
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.635284
Longitude-0.076798
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
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