Bush Hill Park · Enfield · Edmonton and Winchmore Hill constituency · 51.63302, -0.07211

N9 9LD— Bush Hill Park, Enfield

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

The family fortress

 

Schools 100%Safety 82/100Transport 23/100Yield 4.61%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
82
Schools
95
Transport
23
Environment
75
Investment
55

The bottom line

N9 9LD 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: very high noise — check proximity to rail lines; 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 9LD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N9 9LD

🛡️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 9LD 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 9 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

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

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 678m

Crime is 10% below London average

Property

Prices, sales volume and market trends

Avg floor area94.2 m²

EPC breakdown

C
1%
D
4%

Based on 5 properties · Confidence: low

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
Rebuild cost estimate£235,500
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, 200 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

2000–2016 · CAGR

+4.8%

Total change

+113%

Market Activity

Price Velocity & Acceleration

Current Velocity

+224.0%

per year

Acceleration

+273.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached25%
Terraced75%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£190k£190k+0%1
Pre-crash peak2006–2007£248k£125k-49.6%1
Help-to-Buy recovery2016–2016£405k£405k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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

13

Walkability score

30

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 park101m
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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.5 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 52%
More green space than 84% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.6 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

24 min walk

69%

Recommend GP

69%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

6

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.7 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

31

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 (450 m)

Nearest supermarketLidl · 1.3 km
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

959m

Post office

Nearby shops

Costcutters805 m
Lifestyle Express965 m
Sainsbury's Bush Hill Park Local992 m
Costcutter999 m

Nearby cafes

Euro Cafe809 m
Bush Hill Park Cafe988 m
La Baguette1.0 km
George's1.1 km

Nearby restaurants

Greggs155 m
Domino's804 m
Kervan961 m
Andrews Fish Bar1.1 km

Nearby pubs

The Beehive450 m
Stag & Hounds490 m
Bush Hill Park974 m

Nearby gyms

The Fitness Station927 m
Bush Hill Park Club1.2 km

Nearby pharmacies

Lamis747 m
Hayward Pharmacy968 m

Nearby health

Church Street Dental Practice983 m
Enfield Osteopathic Clinic1.1 km
Food hygiene (5-star)62% of 26

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

55

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
4.6% (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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

33.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,388m
Crossrail 2 route5,074m

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)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
10
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)
17
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
38, 38, TILLOTSON ROAD, N9 9AH4 homes
completed
32, Tillotson Road, N9 9AH3 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

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Key facts for N9 9LD

Full postcodeN9 9LD
Postcode districtN9
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.633021
Longitude-0.072111
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
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