Neighbourhood · Enfield
Cockfosters & Hadley Wood: house prices and how the area is changing
Official figures for the Cockfosters & Hadley Wood neighbourhood of Enfield, England (ONS area Enfield 011). Headline figures assembled 11 October 2026. Postcodes EN4, N14. Figures that read a point use the neighbourhood's centre, near EN4 0JQ.
One of the most affluent neighbourhoods in England, showing clear signs of gentrification
Cockfosters & Hadley Wood is one of the most affluent neighbourhoods in England; it shows clear signs of gentrification against Enfield (7 of 22 signals rising, 2 falling). Houses here typically resell for £1,350,000 and flats for £440,000 (median resale prices, 2023-2025). Recorded crime is lower than across Enfield (0.8 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Cockfosters, is about a 9-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 11 October 2026; source dates are shown below.
Typical house price
£1,350,000
Median resale price of houses in the neighbourhood, 2023-2025; +16% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£440,000
Median resale price of flats in the neighbourhood, 2023-2025; +14% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Among the most affluent
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Clear signs
Weighted balance +0.19; 7 of 22 signals up, 2 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 10 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 5 to 10.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£85,800
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
0.8 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
In line with the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Cockfosters & Hadley Wood sits in Enfield
- Typical house price: the highest of 36 neighbourhoods in Enfield
- Typical flat price: 2nd highest of the 31 neighbourhoods in Enfield with enough flat sales for one
- Average household income: 4th highest of 36 neighbourhoods in Enfield
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 11 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Cockfosters & Hadley Wood
Source: HM Land Registry Price Paid Data, held locally and checked 11 October 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
7 of 22 counted signals point towards rising affluence against Enfield, 2 the other way and 13 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- Single-person households under 65
- Income deprivation ranking
- Plug-in car growth
- Solar and heat pumps
- New-build activity
- Home improvement applications
- Catching up with neighbouring areas
Falling behind the borough
- Homes selling
- Benefit claims (DWP)
Stations and schools nearby
Nearest stations
- Cockfosters Underground station, about a 9-minute walk from the neighbourhood's centre (690 m in a straight line).
- New Barnet Railway station, about a 20-minute walk from the neighbourhood's centre (1.6 km in a straight line). About 7.8 trains an hour leave between 07:00 and 19:00 on a weekday: Great Northern and Thameslink to Welwyn Garden City (about 19 min); Great Northern to Moorgate (about 31 min).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school Trent CofE Primary School 670 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Outstanding (Nov 2022).
- Nearest state secondary school JCoSS 1.1 km from the neighbourhood's centre. Ofsted: Good (Nov 2022).
Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about Cockfosters & Hadley Wood
What is the typical house price in Cockfosters & Hadley Wood?
£1,350,000. Median resale price of houses in the neighbourhood, 2023-2025; +16% against 2017-2019.
How does Cockfosters & Hadley Wood compare with the rest of Enfield?
Typical house price: the highest of 36 neighbourhoods in Enfield. Typical flat price: 2nd highest of the 31 neighbourhoods in Enfield with enough flat sales for one. Average household income: 4th highest of 36 neighbourhoods in Enfield.
Is Cockfosters & Hadley Wood an affluent area?
Among the most affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Cockfosters & Hadley Wood gentrifying?
Clear signs. Weighted balance +0.19; 7 of 22 signals up, 2 down, against the borough.
What is the nearest station to Cockfosters & Hadley Wood?
Cockfosters. Underground station, about a 9-minute walk from the neighbourhood's centre (690 m in a straight line).
Which state schools are nearest to Cockfosters & Hadley Wood?
Nearest state primary school. Trent CofE Primary School. 670 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Outstanding (Nov 2022). Nearest state secondary school. JCoSS. 1.1 km from the neighbourhood's centre. Ofsted: Good (Nov 2022).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Cockfosters & Hadley Wood?
A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.
Prepare a full report for a home here See a sample reportNearby neighbourhoods in Enfield
- Southgate
- World's End
- Oakwood Park & Highlands
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- Southgate Green
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- Winchmore Hill
- Chase Side
- All 36 neighbourhoods in Enfield
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.