New Build Investor Guide – Enfield
May 2021
Buying a new build property off plan? Check out our Area Guide first
Are you considering purchasing a new build, off plan property in Brent? Want to get the latest information on house prices, demographics and other useful information before you commit to a deal?
Our Area Guides give you the latest relevant information from local governments, the Census and the Office of National Statistics (ONS) data. They’re designed for offshore, new build property investors to help you understand an area in detail so you can make informed investment decisions.
Read on for investor details specifically about Brent but if it’s more detail about the wider UK property market you need, you can download our latest report here. In our report we address two key questions:
1 Is investing in UK residential property still worth it?
2 If so, where are the best opportunities for property investors and why?
Enfield, London
Enfield is one of 20 outer London boroughs and is located in north London. Spanning over 31 square miles, it is the 6th largest borough by area. Enfield is the northern most London borough and borders the county of Hertfordshire and the London boroughs Waltham Forrest, Haringey and Barnet. It includes the districts Arnos Grove, Enfield Town, Southfields, Winchmore Hill and more.
Demographics
Enfield’s population is forecast to grow by nearly 7% by 2030
| Population (2018) | 337,697 |
| Forecast Population 2030 | 361,178 |
Source: data.london.gov.uk
Economically Active Population
A largely young, diverse, mobile population.
| Age Range | Percentage of population |
| 16 – 64 | 64% |
| Under 15 | 23% |
| Over 65 | 13% |
| Martial Status: | |
| Single | 38% |
Source: data.london.gov.uk
Average Life Expectancy
The average life expectancy for those born in Enfield between 2016 and 2018 are below.
| Males | 81 (UK average is 79). Males born in Enfield have the 16th longest life expectancy of all London boroughs. |
| Females | 85 (UK average is 83). Females born in Enfield have the 13th longest life expectancy of all London boroughs. |
Source: ons.gov.uk
Population Density (2011)
Enfield has 4,130 people per km2. Lower than the London average of 5,701 people per km2 and the seventh lowest density of all London boroughs.
Source: ons.gov.uk
International Migration (2018-19)
4,108 new residents from overseas moved to Enfield in 2018 -2019. The twelfth most popular of all London boroughs.
Source: ons.gov.uk
Country of Birth
| Location of Birth | Proportion of Population |
| UK and Ireland | 66% |
| EU | 10% |
| Other countries | 24% |
Source: data.london.gov.uk
Crime & Safety
| Crime Numbers (April 2017 – March 2018) | 25,276 |
| Crime rate per 1,000 population (April 2017 -March 2018) | 76 |
| Enfield has the 10th lowest crime rate per 1,000 people of all London boroughs. |
Source: data.london.gov.uk
Education
Schools
| Primary Schools | 95 (16 of which have an Ofsted rating of outstanding) |
| Secondary Schools | 39 (8 of which have an Ofsted rating of outstanding) |
| Schools and Colleges (16-18 years) | 33 (8 of which have an Ofsted rating of outstanding) |
Source: compare-school-performance.service.gov.uk
Universities
None
Hospitals
Chase Farm Hospital
BMI The Cavell Hospital
North Middlesex University Hospital
General Wellbeing
| Population considering themselves in very good health | 47% |
| Population considering themselves in very bad health | 1% |
Source: data.london.gov.uk
Employment & Economy
69% of working aged people employed (compared to 75% across England 74% across London).
Top 4 Sectors of Employment
| Public administration, education and health | 30% |
| Distribution, hotels and restaurants | 20% |
| Finance, banking and insurance | 19% |
| Transport and Communications | 12% |
Source: data.london.gov.uk
Major Employers
In 2020, there were 30 companies in the borough employing more than 250 people and 125 companies employing between 50 and 249 people. (source: nomisweb.co.uk).
Jobs and Job density
Aproximately 54,355 residents of Enfield also work in the borough. 35,656 people travel into the borough each day for work and 66,867 residents work outside the borough. The daytime population of the borough therefore decreases by 31,211 people each day. (source: data.london.gov.uk).
| Median Gross Annual Pay for full-time employee jobs (2017) | £31,365 |
| Number of jobs in the borough (2019) | 92,000 |
| Jobs per resident | 0.49 (London average 1.03 and UK average 0.87) |
Source: nomisweb.co.uk and data.london.gov.uk
Housing
| Number of residential properties in Enfield | 123,930 |
Source: data.london.gov.uk
Property Ownership (2018)
| own property outright (no mortgage) | 24% |
| own property with mortgage | 34% |
| rent from a Housing Authority or the Local Authority | 20% |
| rent from a private landlord (representing approximately 26,900 private rentals) | 22% |
Source: data.london.gov.uk
| Household with no car or van (2011) | 33% |
Source: nomisweb.co.uk
Household Composition
| One person households | 28% |
| One family households | 61% |
| Other (sharers / students etc) | 11% |
Source: nomisweb.co.uk
Average House Prices
Average house prices in Enfield are the eighth cheapest of the 32 London boroughs and rose by over 7% between January 2020 and January 2021.
| Average achieved price January 2020 | £389,649 |
| Average achieved price January 2021 | £417,343 |
| Increase/Decrease | +7.1% |
Source: www.gov.uk
Volume of Sales
During the COVID pandemic, the number of property transactions in the borough of Enfield fell by 21%. Fifteen other boroughs saw larger falls in transaction volumes.
| Number of residential sales to year ending September 2019 | 2,300 |
| Number of residential sales to year ending September 2020 | 1,806 |
Source: ons.gov.uk
Achieved Rents (January to December 2020)
Mean monthly average rents in the London Borough of Enfield:
| London Median Rents (per calendar month) |
Enfield (per calendar month) |
|
| Studio | £950 | £842 |
| 1 bedroom | £1,200 | £1,000 |
| 2 bedrooms | £1,450 | £1,300 |
| 3 bedrooms | £1,750 | £1,550 |
Source: london.gov.uk
New Build Developments in Enfield
There six large new build developments in Enfield with apartments currently available for sale. Average asking prices for three of these developments are set out below.
New River View (Dandara)
| Total Number of Apartments | 91 (73 private) |
| First launched | January 2021 |
Average Prices – New River View
| Minimum | Average | Maximum | |
| Price | £409,950 | £573,400 | £770,000 |
| Price per ft² | £616 | £696 | £836 |
| Area (ft²) | 572 | 825 | 1,164 |
source: Molior
| Minimum | Average | Maximum | |
| 1 Bedroom | £409,950 | £420,613 | £440,000 |
| 2 Bedroom | £530,000 | £591,238 | £714,950 |
| 3 Bedroom | £725,000 | £753,333 | £770,000 |
source: Molior
Elements – (Countryside)
| Total Number of Apartments | 340 (251 private) |
| First Launched | March 2020 |
Average Prices – Elements
| Minimum | Average | Maximum | |
| Price | £325,000 | £344,091 | £3850,000 |
| Price per ft² | £468 | £557 | £586 |
| Area (ft²) | 597 | 621 | 822 |
source: Molior
| Minimum | Average | Maximum | |
| 1 Bedroom | £325,000 | £340,000 | £355,000 |
| 2 Bedroom | £385,000 | £385,000 | £385,000 |
source: Molior
Trent Park (Berkeley)
| Total Number of properties | 262 (204 private) |
| First Launched | July 2018 |
Average Prices (houses and apartments) – Trent Park
| Minimum | Average | Maximum | |
| Price | £565,000 | £1,176,875 | £2,025,000 |
| Price per ft² | £627 | £831 | £1,098 |
| Area (ft²) | 610 | 1,537 | 2,358 |
source: Molior
| Minimum | Average | Maximum | |
| 1 Bedroom | £565,000 | £570,000 | £575,000 |
| 2 Bedroom | £655,000 | £731,091 | £925,000 |
| 3 Bedroom | £897,000 | £1,028,556 | £1,575,000 |
source: Molior
Environment & Leisure
Enfield has more than 120 parks and open spaces covering nearly three and half square miles. Many of the parks and open spaces are within the Green Belt.
6 leisure and sports centres
Lee Valley Athletics Stadium
Trent Park Equestrian Centre
Middlesex Cricket Ground
6 Golf courses
16 libraries
Transport
Enfield’s overground and underground stations are in Zones 4, 5 and 6.
Overground Stations
| Angel Road | Grange Park |
| Brimsdown | Hadley Wood |
| Bush Hill Park | New Southgate |
| Crews Hill | Palmers Green |
| Edmonton Green | Ponders End |
| Enfield Chase | Silver Street |
| Enfield Lock | Southbury |
| Enfield Town | Turkey Street |
| Gordon Hill | Winchmore Hill |
Underground Stations
| Arnos Grove (Piccadilly line) | Oakwood (Piccadilly line) |
| Cockfosters (Piccadilly line) | Southgate (Piccadilly line) |
Local Government
The Labour Party
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