Local market reports › EN area › EN2
Botany Bay market report EN2, Enfield
The standing EN2 (Botany Bay) property market report, rebuilt from the full public record every month. The raw material for this page is 17,626 HM Land Registry entries for EN2 (Enfield), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 118 registered 2026 sales put the EN2 (Enfield) median at £585,000, up 17% on five years earlier, with a mean of £595,500, and by floor area homes here have averaged about £5,920 per square metre over the last five years. Everything rests on 17,626 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
The postcode district EN2 covering Botany Bay, Clay Hill, Crews Hill sits in Enfield. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where EN2 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.
What a home in EN2 sells for
Across 118 registered 2026 sales, the typical (median) EN2 home went for £585,000. The mean is £595,500, practically level with it: prices here bunch tightly around the middle.
What a square metre costs in EN2
The last five years of sales put EN2 at roughly £5,920 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
England and Wales as a whole trade at a £285,000 median, leaving EN2 105% above the national figure.
A typical EN2 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £585,000 | £585,000 | 118 |
| 2025 | £530,000 | £542,674 | 429 |
| 2024 | £550,000 | £584,763 | 347 |
| 2023 | £525,000 | £576,847 | 313 |
| 2022 | £510,000 | £598,033 | 431 |
| 2021 | £500,000 | £633,065 | 613 |
| 2020 | £500,000 | £648,760 | 353 |
| 2019 | £468,000 | £613,436 | 385 |
| 2018 | £445,000 | £593,193 | 381 |
| 2017 | £450,000 | £613,755 | 377 |
| 2016 | £431,200 | £603,253 | 500 |
| 2015 | £377,500 | £533,408 | 521 |
| 2014 | £350,000 | £496,536 | 526 |
| 2013 | £302,000 | £434,548 | 506 |
| 2012 | £287,500 | £423,164 | 440 |
| 2011 | £280,000 | £422,692 | 428 |
| 2010 | £282,000 | £442,249 | 425 |
| 2009 | £250,000 | £401,877 | 373 |
| 2008 | £250,000 | £409,803 | 455 |
| 2007 | £280,000 | £474,958 | 754 |
| 2006 | £247,000 | £428,760 | 774 |
| 2005 | £230,000 | £409,307 | 600 |
| 2004 | £232,500 | £422,265 | 704 |
| 2003 | £214,000 | £394,240 | 729 |
| 2002 | £185,000 | £348,076 | 887 |
| 2001 | £155,000 | £297,980 | 892 |
| 2000 | £130,000 | £255,125 | 655 |
| 1999 | £115,000 | £229,189 | 782 |
| 1998 | £105,000 | £211,950 | 793 |
| 1997 | £87,000 | £178,419 | 874 |
| 1996 | £82,500 | £173,989 | 713 |
| 1995 | £78,200 | £169,995 | 548 |
In cash terms the typical EN2 home went from £78,200 in 1995 to £585,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 244%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 10% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the EN2 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 1998 (+20.7% on the year before); the weakest, 2008 (−10.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +10.4% | +7.8% |
| 5 years (since 2021) | +3.2% | −1.6% |
| 10 years (since 2016) | +3.1% | −0.3% |
| 20 years (since 2006) | +4.4% | +1.6% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 43% of the typed total. A detached home currently trades at £730,000 against £352,500 for a flat, 2.1 times the price.
Median by property type, EN2
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £730,000 | 19 | 1,507 |
| Semi-detached | £730,000 | 29 | 3,593 |
| Terraced | £540,000 | 35 | 4,893 |
| Flats | £352,500 | 35 | 7,633 |
How many homes change hands in EN2
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 286 EN2 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 749 sales a year before the financial crisis and 328 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
The shape of the EN2 market
EN2 sits 3 of 11 in its area's price order, well inside the expensive end.
What homes rent for around EN2
EN2 falls under Enfield, where the ONS puts the average private rent at £1,788 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,391 a month here against £2,752 for four or more bedrooms.
Average monthly rent by size, Enfield
ONS Price Index of Private Rents, May 2026.
Against the £585,000 median purchase price, a rent of £1,788 a month (£21,456 a year) works out at a 3.7% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Common questions on EN2 (Botany Bay)
Are property prices falling in EN2 (Botany Bay)?
Is EN2 (Botany Bay) a good place to buy a house?
How much did a house sell for in EN2 (Botany Bay)?
What happens to EN2 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 17% over five years in cash but down 8% 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
Everything above is what homes in EN2 sold for. This is what you could actually buy today: 143 homes currently on the market from 10 agents publishing to HomesIndex, at a typical asking price 3% above the EN2 median sold price.
21% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
"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 →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
What another bedroom costs in EN
What homes of each size actually sold for across the EN area, from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
EN2 ranks 1 of 11 in the EN area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
EN area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside EN2, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| EN2 0 | £515,000 | 42 |
| EN2 6 | £712,500 | 12 |
| EN2 7 | £662,500 | 30 |
| EN2 8 | £453,000 | 29 |
| EN2 9 | £725,000 | 5 |
How EN2 compares nearby
Same city, different markets. The neighbouring districts of the EN area, dearest first:
| District | Median | 5-year |
|---|---|---|
| EN4 | £600,000 | -6% |
| EN6 | £587,500 | +2% |
| EN2 (this report) | £585,000 | +17% |
| EN5 | £550,000 | -10% |
| EN7 | £500,000 | +9% |
| EN1 | £460,000 | +2% |
| EN10 | £447,500 | +3% |
| EN8 | £425,000 | +14% |
| EN9 | £400,000 | +5% |
| EN3 | £396,000 | +6% |
| EN11 | £395,000 | +7% |
Before you sell in EN2: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in EN2, use the average prices map for a rough value: zoom from EN2's shading down to the sold homes on your own street. The figures above are every recorded EN2 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim EN2.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to EN2. Free after a one click sign in.
See every individual EN2 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on 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.