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Botany Bay market report EN2 8, Enfield
The standing EN2 8 (Botany Bay) property market report, rebuilt from the full public record every month. Everything below comes from 4,821 sales recorded by HM Land Registry in EN2 8 (Enfield) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in EN2 8 (Enfield) sold for £453,000 in 2026, the median of 29 registered sales, down 2% on five years earlier. The mean was £558,800, and by floor area homes here have averaged about £5,710 per square metre over the last five years. The figures cover 4,821 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
EN2 8 is a postcode sector: one group of streets inside EN2 (Enfield). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where EN2 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
The going rate for a home in EN2 8
The EN2 8 median stands at £453,000 for 2026, built from 29 registered sales; the mean, the figure usually quoted as the "average house price", is £558,800, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
Price per square metre in EN2 8
By floor space, homes in EN2 8 have sold for about £5,710 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Against a national (England and Wales) median of £285,000, EN2 8 runs 59% above it.
A typical EN2 8 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £453,000 | £453,000 | 29 |
| 2025 | £425,000 | £435,163 | 137 |
| 2024 | £467,800 | £497,367 | 94 |
| 2023 | £507,500 | £557,619 | 84 |
| 2022 | £450,000 | £527,676 | 129 |
| 2021 | £462,500 | £585,585 | 181 |
| 2020 | £515,000 | £668,223 | 91 |
| 2019 | £416,000 | £545,276 | 133 |
| 2018 | £437,500 | £583,196 | 120 |
| 2017 | £375,000 | £511,462 | 104 |
| 2016 | £377,000 | £527,427 | 117 |
| 2015 | £332,500 | £469,823 | 144 |
| 2014 | £315,000 | £446,883 | 139 |
| 2013 | £267,500 | £384,906 | 144 |
| 2012 | £250,000 | £367,969 | 119 |
| 2011 | £248,000 | £374,385 | 113 |
| 2010 | £255,000 | £399,906 | 104 |
| 2009 | £235,000 | £377,765 | 104 |
| 2008 | £250,000 | £409,803 | 149 |
| 2007 | £244,500 | £414,740 | 188 |
| 2006 | £225,000 | £390,571 | 197 |
| 2005 | £222,500 | £395,960 | 161 |
| 2004 | £208,500 | £378,677 | 198 |
| 2003 | £188,000 | £346,342 | 185 |
| 2002 | £168,500 | £317,031 | 218 |
| 2001 | £145,000 | £278,755 | 253 |
| 2000 | £115,800 | £227,258 | 184 |
| 1999 | £96,500 | £192,319 | 209 |
| 1998 | £90,000 | £181,671 | 219 |
| 1997 | £74,500 | £152,784 | 256 |
| 1996 | £75,000 | £158,172 | 206 |
| 1995 | £74,200 | £161,299 | 112 |
In cash terms the typical EN2 8 home went from £74,200 in 1995 to £453,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 181%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 32% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the EN2 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2001 (+25.2% on the year before); the weakest, 2021 (−10.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +6.6% | +4.1% |
| 5 years (since 2021) | −0.4% | −5.0% |
| 10 years (since 2016) | +1.9% | −1.5% |
| 20 years (since 2006) | +3.6% | +0.7% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
The turnover behind the prices
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
EN2 8 recorded 29 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 198 sales a year before the financial crisis and 95 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
Rents around EN2 8
For renting purposes EN2 8 sits in Enfield. The ONS average private rent there is £1,788 a month (May 2026). The spread runs from £1,391 a month for a typical one-bed to £2,752 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Enfield
ONS Price Index of Private Rents, May 2026.
Set against the £453,000 median sold price, £1,788 a month is £21,456 a year, a gross yield of 4.7%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
How EN2 8 trades
This is a thin market: 29 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Against the EN2 district median, EN2 8 sits 23% lower, marking it as a cheaper pocket of the district.
Common questions on EN2 8 (Botany Bay)
Are property prices falling in EN2 8 (Botany Bay)?
Is EN2 8 (Botany Bay) a good place to buy a house?
How much did a house sell for in EN2 8 (Botany Bay)?
Are EN2 8 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is roughly flat over five years in cash but down 23% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in EN2 now
Turning to what is actually available: 143 homes on the market right now, from 10 agents publishing to HomesIndex.
These cover the whole EN2 district, not just EN2 8: live asking prices are collected per district.
Of everything listed here, 21% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every EN2 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
The price of an extra bedroom in EN
Real sold prices by size across the EN area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £525,000 | £690,000 (+31%) | £975,000 (+41%) | £1,359,000 (+39%) |
| Semi-detached | £402,625 | £470,000 (+17%) | £555,000 (+18%) | £720,000 (+30%) | £971,000 (+35%) |
| Terraced | £361,750 | £424,000 (+17%) | £480,000 (+13%) | £610,000 (+27%) | £830,000 (+36%) |
| Flat | £250,000 | £335,000 (+34%) | £469,000 (+40%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the EN area is the point: the same five years treated these districts very differently.
Five-year change in the median, EN area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in EN2
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of EN2, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| EN2 0 | £515,000 | 42 |
| EN2 6 | £712,500 | 12 |
| EN2 7 | £662,500 | 30 |
| EN2 9 | £725,000 | 5 |
Zoom out to the full EN2 district report for the type split, monthly volumes and how EN2 compares with its neighbours.
Selling in EN2 8? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in EN2 8, open the average prices map and zoom from the EN2 8 shading down to the sold homes on your own street. Every recorded EN2 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim EN2 8.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to EN2 8. Free after a one click sign in.
Two maps carry on from here: every EN2 8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.