Bush Hill Park
Bush Hill Park is a planned late-Victorian and Edwardian suburb in the London Borough of Enfield (EN1), with its own London Overground station for Enfield Town and Liverpool Street.
Area guide
Living in Bush Hill Park
Bush Hill Park is a planned suburb about 750 metres south-east of Enfield town centre, in the London Borough of Enfield, just west of the railway branch between Edmonton Green and Enfield Town. After the old Bush Hill Park estate was broken up in 1875, the North London Estates Company laid out a semi-formal pattern of roads around the wide Wellington Road. The station opened in 1880 and building peaked between 1904 and 1908, when around 350 houses went up. Enfield Council designated the core of the estate as a conservation area in 1987.
The conservation area contains about 273 houses, most still in single occupation, and 22 blocks of flats on plots once occupied by larger houses. The earliest houses are large detached Arts and Crafts-influenced villas in brown stock brick; the later ones are smaller, mostly semi-detached, with red-brick ground floors, rendered upper floors and bay windows. Interwar semi-detached houses and bungalows filled remaining plots, and after 1960 many of the largest houses were replaced by flats. The original estate also included more modest artisan housing east of the railway. A small group of shops sits around the station, and the council-run Bush Hill Park, on Lincoln Road, has a community wildlife garden.
Bush Hill Park has no Tube station. Bush Hill Park station, in Travelcard Zone 5, is on the London Overground Weaver line between Enfield Town and London Liverpool Street, where the Central, Elizabeth, Circle, Hammersmith & City and Metropolitan lines also call. TfL bus routes also serve the station area. The area is covered by the EN1 postcode district.
Transport
Getting around Bush Hill Park
Bush Hill Park station is on the London Overground Weaver line between Enfield Town and London Liverpool Street, which has Central, Elizabeth, Circle, Hammersmith & City and Metropolitan line platforms. TfL bus routes also serve the station area.
Bush Hill Park
Weaver · Zone 5
London Overground station on the Enfield Town branch; Weaver line services run between Enfield Town and London Liverpool Street. No Tube station in the area.
Parks, shops and schools
What Bush Hill Park has nearby
Parks and green space
- Bush Hill Park (opens in a new tab)Council-run public park on Lincoln Road (EN1 1PS) with a community wildlife garden run with the Friends of Bush Hill Park.
- Enfield Town Park (opens in a new tab)Nearby council park (Cecil Road, EN2 6LE) through which the New River runs.
High street and shopping
The area has a small retail and commercial centre around Bush Hill Park station, at the junction of Queen Anne's Place, Dryden Road and Park Avenue. Enfield town centre, with a wider range of shops and services, is about 750 metres to the north-west.
- Queen Anne's Place station parade
Schools
State schools in Bush Hill Park are overseen by Enfield Council as the local education authority. Use the council's admissions pages and the official GOV.UK and Ofsted tools below to check individual schools, admission rules and current inspection reports.
A little history
Bush Hill Park was built on farmland that formed part of an old country estate, which was broken up in 1875. The railway station opened in 1880, and most of the houses were built between then and 1914. Enfield Council designated the core as a conservation area in 1987.
Local favourites
Worth knowing in Bush Hill Park
Roads and pockets
- Wellington Road — the wide central spine of the estate, with a hedge and tree belt along one side; nos. 22–28 are a distinctive group of red-brick first-phase houses
- Queen Anne's Place — nos. 14–32 are near-identical detached houses with twin gables and baroque-style timber porches; no. 2, the former estate office, is Grade II listed
- Queen Anne's Gardens — one of the narrower roads where, according to the council appraisal, street trees and hedges are especially prominent
- Dryden Road — first- and second-phase houses side by side, with oriel windows, decorative porches and detached houses on the south side
- Abbey Road — later, more closely packed houses with mock-Tudor detailing, from the estate's second phase
Places worth a visit
- Bush Hill Park, Lincoln Road — council-run public park with a community wildlife garden of ponds and wildflower meadow, developed by the Friends of Bush Hill Park (formed 2009)
- 2 Queen Anne's Place — Grade II listed estate office of 1905–06, later a bank, with a corner tower and cupola, now a nursery
- Enfield Town Park — nearby council park through which the New River, completed in 1613, flows
- Bush Hill Park station — opened in 1880 on the Great Eastern Railway branch to Enfield Town, the catalyst for the estate's development
Compiled from public sources such as council guidance and local history records, and reviewed October 2026. These are not recommendations or valuations.
Property market
Property prices in Bush Hill Park
Median sold price
£470,000
375 sales in the 12 months to July 2026
| Property type | Median | Sales |
|---|---|---|
| Semi-detached | £597,500 | 70 |
| Terraced | £500,000 | 190 |
| Flats & maisonettes | £315,000 | 107 |
Based on completed sales registered at postcodes in EN1, which only approximate the area's boundaries and include sales we did not handle. Standard (category A) residential sales for value only: the Land Registry’s category B, which includes repossessions, buy-to-lets identified by a mortgage and sales to non-private individuals, is not counted. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.
Available now
Homes in Bush Hill Park
Questions
Bush Hill Park: common questions
Quick answers about living in and moving to Bush Hill Park.
Which council covers Bush Hill Park?
Bush Hill Park is a ward of the London Borough of Enfield, so Enfield Council charges Council Tax. The band and charge for a particular property are set out on the council's website.
Which station serves Bush Hill Park and what zone is it in?
Bush Hill Park station is in Travelcard Zone 5 and is on the London Overground Weaver line, which runs between Enfield Town and London Liverpool Street. There is no Tube station in the area; at Liverpool Street you can change for the Central, Elizabeth, Circle, Hammersmith & City and Metropolitan lines.
What postcode district is Bush Hill Park in?
The station, Queen Anne's Place, Wellington Road and the main estate roads are in EN1. Enfield Council's ward profile notes the Bush Hill Park ward is also covered by N21 and N9, so check the full postcode of any particular address.
Is Bush Hill Park a conservation area?
The core of the original estate is. Enfield Council designated the Bush Hill Park conservation area in 1987 and extended it to include Private Road in 1994. The council also has Article 4 directions covering the area, which withdraw some permitted development rights, so the planning team can confirm what applies to a particular property.
Which parks are near Bush Hill Park?
Bush Hill Park itself, on Lincoln Road, is a council-run park with a community wildlife garden, managed with the Friends of Bush Hill Park. Enfield Town Park, in the neighbouring town centre, is also close; the New River runs through it. Enfield cricket ground sits at the northern edge of the conservation area.
Location
Where Bush Hill Park is
Nearby
Nearby areas
Value my property
Selling or letting in Bush Hill Park?
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