December 22, 2024 By Enfield Surveyors Team 10 minute read
As Enfield Surveyors based in the heart of North London, we've surveyed thousands of properties across every Enfield neighborhood over the past 25 years. This local expertise gives us unique insights into Enfield's property market, typical issues with different property types, and which areas offer the best value. Whether you're a first-time buyer, upsizing family, or property investor, this comprehensive guide helps you navigate Enfield's diverse property landscape.
Why Buy in Enfield?
Enfield offers excellent value compared to Inner London, with average property prices 30-40% lower than neighboring boroughs. Excellent transport links, green spaces, good schools, and diverse property types make it attractive for buyers at all budgets.
Enfield Property Market Overview 2025
Latest market data and trends from North London's most dynamic property market
Property Price
£465k
Average Property Price
Up 4.2% YoY
Per Sq Ft
£495
Price Per Square Foot
London Avg: £625
Growth Rate
4.2%
Annual Price Growth
Above UK average
Time to Sell
45
Average Days to Sell
Fast-moving market
Market Insight: Enfield continues to offer exceptional value compared to Inner London while maintaining strong growth. Our chartered surveyors recommend acting quickly in this competitive market—comprehensive surveys help you make confident decisions.
Popular Enfield Neighborhoods
Enfield is diverse, with distinct areas offering different lifestyles and property types:
Winchmore Hill (Premium Area)▼
Character:
Enfield's most desirable area, Winchmore Hill offers villagey atmosphere, excellent independent shops, cafes, restaurants, and highly-rated schools. Green spaces include Grovelands Park and proximity to countryside.
Property Types:
Large Victorian and Edwardian houses (£700k-£1.5m+)
Inter-war semi-detached (£550k-£750k)
Modern apartments near station (£300k-£500k)
Characterful period conversions (£400k-£650k)
Transport:
Winchmore Hill station (Lea Valley lines to Liverpool Street 28 mins). Buses to Wood Green, Enfield Town, Palmers Green. Good road links to North Circular and M25.
Schools:
Outstanding primary schools including Firs Farm, Walker. Secondary schools: Highlands, The Latymer School (grammar), St. Michael's Grammar (Catholic grammar).
Survey Considerations:
Many period properties with heritage features requiring specialist maintenance. Trees common in area increase subsidence risk. Larger properties often extended, requiring thorough Level 3 surveys.
Enfield Town Centre▼
Character:
Central location with excellent shopping, leisure facilities, and transport. Town Park, Jubilee Park, and Forty Hall nearby. Mix of historic buildings and modern developments.
Property Types:
Victorian terraces (£450k-£650k)
1930s semi-detached (£500k-£700k)
Modern apartments (£250k-£450k)
Period conversions (£350k-£550k)
Transport:
Enfield Town station (Liverpool Street 28 mins), Enfield Chase station (King's Cross 30 mins). Excellent bus connectivity. Town centre has all amenities within walking distance.
Developments:
Significant regeneration underway. New housing developments, improved leisure center, cinema complex. Prices appreciating as area improves.
Survey Considerations:
Mix of old and new requires careful assessment. Victorian properties may have original features needing preservation. New builds require snagging surveys. Check noise levels near busy roads and railway.
Southgate (Underground Access)▼
Character:
Affluent area with Piccadilly Line station (unique in Enfield borough). "The Bourne" green space, good schools, vibrant high street. Art Deco Southgate Station is architectural landmark.
Property Types:
1930s Art Deco houses (£700k-£1.2m)
Modern family homes (£650k-£950k)
Apartments near station (£350k-£600k)
Executive detached houses (£900k-£1.5m+)
Transport:
Southgate Underground (Piccadilly Line to King's Cross 25 mins, West End 30 mins). Bus routes to surrounding areas. Good road links to Central London and M25.
Premium Factor:
Underground access commands 15-20% premium over areas with just overground rail. Southgate consistently among Enfield's highest-priced areas.
Survey Considerations:
1930s properties often have characteristic issues (flat roofs, steel windows needing replacement). Check cavity walls and insulation. Underground proximity can cause vibration—check for cracks.
Enfield Lock / Ponders End (Value Areas)▼
Character:
More affordable areas with ongoing regeneration. River Lee Navigation, parks, and improving infrastructure. Areas benefiting from Meridian Water development overspill.
Property Types:
Victorian terraces (£350k-£500k)
1960s-80s housing estates (£300k-£450k)
Modern flats (£200k-£350k)
New build houses (£400k-£600k)
Investment Opportunity:
Prices 30-40% below Enfield average. Meridian Water regeneration (10,000 new homes, retail, leisure) driving improvements and price growth. Entry-level area for first-time buyers and investors.
Transport:
Enfield Lock, Ponders End, and Meridian Water stations (Liverpool Street 30-35 mins). Improving with Crossrail/Elizabeth Line connections via Stratford.
Survey Considerations:
Older housing stock may have maintenance issues. Check flood risk near River Lee. Victorian terraces often have original features plus post-war additions requiring assessment. New builds need snagging surveys.
Property Types Common in Enfield
Property Type
Typical Price Range
Key Features
Common Issues
Victorian Terraces
£400k-£700k
Original features, high ceilings, rear gardens, potential for extension
Low maintenance, security, parking, near transport, newbuild warranties
Service charges, ground rent, lease lengths, management quality, snagging
Period Conversions
£350k-£650k
Character features, good locations, period charm with modern comforts
Conversion quality varies, soundproofing, lease terms, building insurance
Detached Houses
£700k-£1.5m+
Privacy, large gardens, parking, family space, prestige
High maintenance costs, heating bills, security, subsidence risk
The Property Buying Process in Enfield
1. Research & Viewings
Research neighborhoods, visit at different times, check transport, schools, amenities. View multiple properties to understand market. Attend Saturday viewings when areas busiest to gauge atmosphere.
Duration: 4-8 weeks typically
2. Mortgage Agreement in Principle
Obtain mortgage agreement showing borrowing capacity. Makes offers more credible, speeds process once offer accepted. Compare rates from multiple lenders or use mortgage broker.
Duration: 1-5 days
3. Make Offer
Research recent sales on Rightmove/Zoopla. Typical offers 5-10% below asking in normal market, closer to asking in competitive market. Enfield averages 97-98% of asking prices achieved.
Negotiation tip: Survey findings provide leverage for renegotiation or requesting repairs.
4. Instruct Solicitor & Surveyor
Solicitor: Handles legal work (£1,000-£2,000 plus disbursements). Choose experienced conveyancing solicitors familiar with Enfield area.
Surveyor: Book Level 2 (£450-£650) or Level 3 survey (£700-£1,200) depending on property age/type. Do NOT rely on lender's basic valuation—it protects them, not you.
Duration: Survey completed within 1-2 weeks
5. Searches & Legal Work
Solicitor conducts local authority searches, environmental searches, drainage searches, land registry checks. Enfield Council searches typically take 10-15 working days. Review survey report—renegotiate if major issues found.
Duration: 6-12 weeks total
6. Exchange & Completion
Exchange: Contracts signed, legally binding, deposit paid (usually 10%). Completion: Balance paid, keys received. Typical gap between exchange and completion: 1-2 weeks but can be same day.
Total Duration: 8-16 weeks from offer to keys
Why Property Surveys Are Essential in Enfield
Subsidence Risk: Many Enfield areas on London Clay with mature trees—subsidence more common than some London boroughs
Period Properties: Large stock of Victorian/Edwardian houses with characteristic issues requiring expert assessment
Extensions & Alterations: Many properties extended over decades—quality varies, building regulation compliance questionable
New Build Defects: Several major developments (Meridian Water, Electric Quarter)—snagging surveys identify £3,000-8,000 of defects
Renegotiation Power: Survey findings average £8,000-£15,000 price reductions or repair commitments from sellers
Enfield-Specific Buying Considerations
Proximity to Airports
Enfield lies under Stansted and Luton flight paths. Noise varies by location—eastern areas (Enfield Highway, Lock) more affected. Check flight path maps and visit during peak travel times. Double glazing helps but not complete solution.
Flood Risk
Properties near River Lee, Pymmes Brook, Salmons Brook have varying flood risk. Check Environment Agency flood maps. Flood Zone 2 or 3 properties require specialist insurance, affect mortgageability and resale. Our surveys flag flood risk concerns.
Parking & CPZs
Controlled Parking Zones (CPZs) operate in many areas, particularly near stations. Resident permits cost £40-£100 annually. Properties without off-street parking in CPZ areas may struggle with visitor parking. Check permit availability and restrictions.
School Catchments
Good schools heavily influence Enfield property prices. Catchment areas change annually. Properties within Latymer School (grammar) catchment command 10-15% premium. Check Enfield Council website for current catchment maps—don't rely on estate agent claims.
Enfield Market Trends & Future Outlook
Regeneration Impact▼
Meridian Water: £6 billion regeneration creating 10,000 homes, 6,000 jobs. Eastern Enfield prices rising as infrastructure improves. New station, leisure facilities, improved transport links attracting buyers.
Town Centre Improvements: Investment in Enfield Town shopping, leisure, housing creating momentum. Cinema, improved civic facilities, new housing driving prices.
Timing: Areas near regeneration but not yet gentrified offer investment opportunities. Enfield Lock, Ponders End seeing price growth 2-3% above borough average.
Price Growth Predictions▼
2025-2027 Outlook: Enfield predicted to outperform Outer London average. Factors include continued regeneration, affordability compared to neighboring boroughs, improving transport, and working-from-home trends increasing suburban appeal.
Best Growth Areas: Enfield Lock, Ponders End (regeneration), Enfield Town (improvement), areas near new Crossrail connectivity via Stratford.
Stable Premium Areas: Winchmore Hill, Southgate maintain value but slower percentage growth due to already high prices.
Frequently Asked Questions
Yes, particularly for buyers priced out of Inner London. Enfield offers excellent value (30-40% cheaper than neighboring Islington, Camden), good schools, green spaces, improving transport, and diverse property types. Regeneration programs driving area improvements and price growth.
Winchmore Hill, Southgate, and Enfield Town top choices. Excellent schools (including grammar schools), parks, family-friendly facilities, and good transport. Prices higher but offset by better schools saving private education costs (£15k-£20k per child annually).
Average 12-16 weeks from offer to completion. Can be faster (8 weeks) if you're chain-free, cash buyer, or everything proceeds smoothly. Delays often caused by slow searches (Enfield Council averages 10-15 days), mortgage issues, or seller circumstances.
Yes. Even new builds need snagging surveys—we find 50-150 defects per property. Older apartments require Level 2 surveys checking building structure, damp, lease terms, building insurance history. Apartments have specific issues (cladding, communal repairs, service charges) requiring professional assessment.
First-time buyers pay no stamp duty on properties up to £425,000 (covers most Enfield flats and many houses). Above £425k, complex rates apply. Non-first-time buyers: 0% up to £250k, 5% £250k-£925k, 10% £925k-£1.5m. Use online calculators for precise figures. Additional 3% surcharge for second homes.
Buying Property in Enfield?
Enfield Surveyors' local knowledge and expertise ensure you make informed decisions. Our comprehensive surveys identify issues specific to Enfield properties—subsidence risks, Victorian property condition, new build quality, drainage concerns, and more. We've surveyed thousands of Enfield properties and know exactly what to look for in each neighborhood.