A typical home in Botany Bay sells for about £540,000, and that one number is averaging a hamlet and a suburb together. Flats sell for well under half a million. Semis go for well over it. Prices have barely moved in a year. The fields are free to look at, but owning a house next to them costs north London money.
These figures cover the whole EN2 postcode district, so Gordon Hill, Clay Hill, Crews Hill, Bulls Cross and World's End are averaged in with the junction where The Ridgeway meets East Lodge Lane. In the Land Registry's year to May 2026, 279 homes sold at a typical £540,000. By type, flats came in at about £328,000 across 91 sales and terraces at about £551,000 across 90. Semis reached about £683,000 across 70 sales, and detached houses about £785,000 across 28. Only 28 detached houses changed hands all year, so anyone hoping for a farmhouse on the edge of Enfield Chase will be waiting for one of very few.
The house price index for the area moved by -0.7% in the twelve months to May 2026, which is close to standing still. Flats did worse, at -3.5% over the same year. That is a published change for the year just gone, and it says nothing certain about the next one. Even so, a flat buyer has more room to negotiate than the owner of a semi does.
Council tax clusters in Band D, and only about 9% of homes in the district are in Bands A or B. Enfield's Band D bill is about £2,270 a year, the easiest number to set against what you pay now. Few homes here land in the cheap bands.
Renters pay borough rates. Across the Enfield area, the Office for National Statistics index puts typical private rent at about £1,780 a month as of April 2026. That is a mean for the whole borough, not a median of local listings. By size, the borough averages about £1,380 for one bedroom, £1,710 for two, £2,030 for three and £2,740 for four or more. Studio and room rents are not published. Renting a three-bed house near Whitewebbs Park and renting one by the North Circular cost the same on this measure, and that tells you how much detail it leaves out.
Household income is higher than in much of the borough. The Office for National Statistics modelled gross household income, before tax, at about £77,000 across the district for the financial year to March 2023. Against a typical sale of £540,000, that leaves a first-time buyer on one income a long way short and a two-earner household within reach of a terrace. The income figure is now a few years old, and prices have had time to move since it was taken.
Of the sales that could be matched to an energy certificate's floor area, about 81% of them, the median price was about £6,100 per square metre, on a typical home of 92 square metres. That is a modest, family-sized footprint. If you want to hold a particular house up against that rate, ask the seller for its floor area from the energy certificate, and check whether the comparables quoted to you are on The Ridgeway or several streets into Gordon Hill. Those can be quite different markets within one postcode district.
At the 2021 census, about 14% of homes had one bedroom, 33% two, 31% three and 22% four or more. Two- and three-bedroom homes make up most of the stock, so a family needing a fourth bedroom will be competing for about one home in five.
Botany Bay is middling on price. It is too expensive to count as a bargain, and there is enough choice below the semis that most buyers will find something they can afford.