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.

Construction PropTech Pioneer

New River View (Dandara)

Total Number of Apartments 91 (73 private)
First launched January 2021

Visit Website


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

Visit Website


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

Visit Website


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

UK market report 1536x768 2 PropTech Pioneer