Bush Hill Park · Enfield · Edmonton and Winchmore Hill constituency · 51.63441, -0.07725

N9 9LA— Bush Hill Park, Enfield

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

The family fortress

 

Schools 100%Safety 81/100Transport 23/100~5% 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
55
Safety
81
Schools
95
Transport
23
Environment
75
Investment
44

The bottom line

N9 9LA 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 9LA

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 N9 9LA

🛡️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 9LA 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 · 12 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 · 41 min walk

4 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

93

Road safety score

3

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 · 979m

Crime is 4% 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£8,616/m²
Price per ft²£800/ft²
Avg floor area70.8 m²

EPC breakdown

C
7%
D
5%
E
1%

Based on 13 properties · Confidence: medium

Street mix

Terraced 16%Detached 8%Flat 76%

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£177,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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

1995–2025 · CAGR

+5.7%

Total change

+432%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.0%

per year

Acceleration

-40.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 24 sales

Property Type Mix

Total: 24 sales

Detached8.3%
Terraced16.7%
Flat/maisonette75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£110k£95k-14.1%1.5
Post-dot-com plateau2003–2003£168k£168k+0%2
Pre-crash peak2005–2006£150k£187k+24.5%2
GFC & correction2008–2012£236k£236k+0.2%1.7
Help-to-Buy recovery2014–2014£266k£266k+0%2
Brexit uncertainty2019–2019£330k£330k+0%1
Pandemic surge2020–2020£500k£500k+0%1
Current market2024–2025£650k£585k-10%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.8% alpha

Flat/maisonette+1.8% α
Local
8.1%
District
6.3%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
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
12 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
19 min walk
Enfield Town Rail StationWeaver
25 min walk
Silver Street Rail StationWeaver · Greater Anglia
29 min walk
Southbury Rail StationWeaver · Greater Anglia
29 min walk
No bus stops within 400m

14

Walkability score

39

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 park487m
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 waterLOW
Low
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: 11.6 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.8 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

0

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.5 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

22

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketCo-Operative · 1.3 km
2 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)

934m

Post office

Nearby shops

Costcutters424 m
Lifestyle Express934 m
Sainsbury's Bush Hill Park Local992 m

Nearby cafes

Euro Cafe426 m
Bush Hill Park Cafe961 m

Nearby restaurants

Domino's423 m
Greggs437 m

Nearby pubs

The Beehive62 m
Stag & Hounds125 m

Nearby gyms

Hazelwood Sports Club796 m
The Fitness Station934 m
Enfield Chase Tennis Club985 m
Bush Hill Park Club1.1 km

Nearby pharmacies

Lamis378 m
Hayward Pharmacy934 m
Food hygiene (5-star)56% of 39

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

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 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

40.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,501m
Crossrail 2 route5,298m

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)
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)
23
Planning apps (3 years)
7
Local approval rate
78%
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)

FULLERS NURSERY, FULLERS NURSERY, CHURCH STREET, N980 homes
completed
Bury Lodge Depot, Bury Street West, N9 9LA50 homes
completed
388, 388, Bury Street West, N92 homes
completed
31, 31, Manorway, EN1 2JD2 homes
completed
37, 37, CRAWLEY ROAD, ENFIELD, EN1 2NG2 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 9LA

Full postcodeN9 9LA
Postcode districtN9
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.634410
Longitude-0.077254
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