Joyce Avenue and Snell’s Park CPO – What Property Owners Need to Know

If you own a flat or other property on the Joyce Avenue and Snell’s Park Estate in Upper Edmonton, you may already have been contacted by Enfield Council about the regeneration of the estate and the possible purchase of your property.

The regeneration is now moving forward, with construction of the first new homes underway and the Council actively acquiring privately owned properties across the estate.

For leaseholders and freeholders, this raises some important questions: Do I have to sell? Is the Council's offer fair? How should my property be valued? And can I appoint my own surveyor?

What is Happening at Joyce Avenue and Snell’s Park?

Enfield Council is undertaking a major regeneration of the Joyce Avenue and Snell’s Park Estate in Upper Edmonton.

The existing estate contains around 795 homes. The wider regeneration is planned to provide more than 2,000 new homes, together with new public spaces, community facilities and improvements to the surrounding area.

The development is being undertaken in phases and will require existing buildings to be demolished and properties acquired.

Has a Compulsory Purchase Order Been Made?

Yes.

Enfield Council made The London Borough of Enfield (Joyce and Snell’s Estate Regeneration) Compulsory Purchase Order No.1 2025 on 20 November 2025.

This first CPO relates to Wadham House and is intended to allow the Council to acquire any remaining property interests needed for this part of the redevelopment.

The Council is also actively acquiring properties elsewhere on the estate as later phases of the regeneration move forward.

Which Properties Are Currently Affected?

Enfield Council has confirmed that its current acquisition activity is particularly focused on:

· Wadham House

· 1–19 Joyce Avenue

· 1–45 Gilpin Crescent

· 46–77 Gilpin Crescent

The Council has also said that funding is available to acquire properties elsewhere across the estate.

If you own a property within the wider regeneration area, it is therefore worth understanding your position even if your particular block is not currently subject to the first CPO.

I've Received an Offer from Enfield Council – Do I Have to Accept It?

No.

If Enfield Council or its appointed surveyors have provided you with a valuation or purchase offer, you do not have to simply accept that figure.

You are entitled to obtain your own independent valuation advice.

The Council's surveyor is acting for the Council. Your own surveyor can independently consider the value of your property, review the evidence being relied upon and negotiate on your behalf.

How Should My Property Be Valued?

Compulsory purchase valuations are subject to specific statutory rules.

An important principle is that the valuation should disregard the effect of the regeneration scheme itself where required by the no-scheme principle.

This can be particularly important on a large regeneration estate.

If the prospect of demolition, compulsory purchase or redevelopment has affected demand or values within the estate, it may not be appropriate simply to look at recent transactions within the regeneration area and assume they represent unaffected open market value.

Comparable properties outside the estate may therefore also need to be considered carefully when assessing Market Value.

What Else Could I Be Entitled To?

Compensation is not necessarily limited to the value of the property.

Depending on your circumstances and whether you occupy the property yourself, you may also have an entitlement to additional compensation.

This could potentially include:

· Home Loss Payment or Basic Loss Payment

· Disturbance compensation

· Removal costs

· Certain costs associated with purchasing a replacement property

· Legal fees

· Surveyor's fees

· Other reasonable costs directly arising from the acquisition

The precise entitlement will depend upon your circumstances, including whether you are a resident or non-resident leaseholder.

What if I Am a Non-Resident Leaseholder?

The position can be different if you own a flat on the estate but do not live there yourself.

You should still be entitled to the appropriate value of your property and may have other compensation entitlements, but these will not necessarily be the same as those available to an owner-occupier.

If the property is rented out, the tenancy, rental income and circumstances of the letting may also need to be considered.

It is therefore important to have your individual circumstances reviewed rather than relying on the compensation offered to another owner on the estate.

Can I Appoint My Own Surveyor?

Yes.

You are entitled to obtain independent professional advice about the valuation of your property and your compensation claim.

Having your own surveyor means there is someone independently considering the Council's valuation, comparable evidence and the different elements of compensation that may be available to you.

Your surveyor can also deal directly with the Council's valuation team on your behalf.

How Olden Property Can Help

Olden Property has experience advising property owners affected by compulsory purchase and regeneration schemes in Enfield.

Your case would be handled by Tom Olden MRICS, a Chartered Surveyor, RICS Registered Valuer and member of the Compulsory Purchase Association.

Tom has already acted for a number of property owners in Enfield compulsory purchase matters and understands the valuation issues that can arise when properties form part of a large regeneration estate.

We can help with:

· Reviewing the offer made for your property

· Preparing an independent valuation

· Considering comparable sales evidence

· Applying the no-scheme principle where appropriate

· Advising on your wider compensation entitlement

· Negotiating directly with Enfield Council's representatives

· Helping progress your claim towards settlement

Our role is to provide independent advice and make sure your interests are properly represented.

Have You Received an Offer from Enfield Council?

If you own a property on the Joyce Avenue and Snell’s Park Estate and have received an offer from Enfield Council, it is worth having the valuation independently reviewed before agreeing a sale.

Even if you have not yet received an offer, we can help you understand what the regeneration and compulsory purchase process could mean for your property.

Contact Olden Property to speak to Tom about your property, the Council's offer and your compensation entitlement.