Haselbury · Enfield · Edmonton and Winchmore Hill constituency · 51.62042, -0.08036

N18 1LL— Haselbury, Enfield

Location and area intelligence for N18 1LL, Haselbury, Enfield

 

Schools 100%Safety 72/100Transport 17/100Yield 5.08%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
47
Safety
72
Schools
60
Transport
17
Environment
66
Investment
63

The bottom line

N18 1LL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 65 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N18 1LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.5% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for N18 1LL

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe
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How N18 1LL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Firs Farm Primary School

Not yet inspected · Inspected Oct 2024 · 5 min walk

KS2: 105.1

—

Secondary

Lift Aylward

Not yet inspected · 4 min walk

P8: -0.25A8: 39.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 21 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

79.4 incidents per 1,000 residents

Higher crime than 60% of London
↑ Rising 588.9%

+8% vs borough

Crime by type

Violence & sexual offences31%
Other29%
Anti-social behaviour19%
Vehicle crime9%
Burglary5%
Drug offences2%
Theft2%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.1km

Crime is +22% above London average

Property

Prices, sales volume and market trends

Avg floor area86.7 m²

EPC breakdown

C
5%
D
16%
E
4%
G
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 3%Terraced 97%

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£216,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,995
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+6.1%

Total change

+393%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.2%

per year

Acceleration

-4.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached3.4%
Terraced96.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£107k+47.9%1.3
Post-dot-com plateau2001–2004£68k£186k+175.6%1
Pre-crash peak2005–2007£187k£186k-0.5%2.3
GFC & correction2011–2011£223k£223k+0%1
Help-to-Buy recovery2013–2014£220k£365k+65.9%1
Brexit uncertainty2018–2019£368k£172k-53.3%2
Pandemic surge2020–2021£370k£373k+0.7%1.5
Rate-rise correction2022–2022£357k£357k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.2% alpha

Terraced-1.2% α
Local
6.3%
District
7.5%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

52out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing5
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Silver Street

Nearby stations

Silver Street Rail StationWeaver · Greater Anglia
14 min walk
Silver StreetNational Rail
14 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
18 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
23 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
38 min walk
No bus stops within 400m

9

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge72 min ↑
Victoria ★65 min
Waterloo72 min ↑
Canary Wharf77 min ↑
City68 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park464m
Santander docks (800m)0
Nearest cycle dock5.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G95%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterHIGH
High
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.0 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 55%
More green space than 90% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.4 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield849.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MORECAMBE SURGERY

1 MORECAMBE TERRACE, GREAT CAMBRIDGE ROAD, UPPER EDMONTON, N18 1LA

6 min walk

70%

Recommend GP

70%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 924 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Dicey Reilly's (491 m)

Nearest supermarketDayi · 1.8 km
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

221m

Post office

Nearby shops

Fidan532 m
Balkan's Food Store626 m
WHSmith919 m

Nearby cafes

Costa858 m
Souter Bros.899 m
Solé1.0 km

Nearby restaurants

The Willow518 m
Master Chef524 m
Andrews Fish Bar539 m
Top Catering540 m

Nearby pubs

Dicey Reilly's491 m

Nearby pharmacies

Rocky's534 m

Nearby health

Morecambe Surgery520 m
Edmonton Village Dental Practice527 m
Breast Screening Van854 m
North Middlesex University Hospital924 m
Food hygiene (5-star)46% of 46

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

A&A FONTOURA INVESTMENTS LIMITED
CHIMNEY POTT LTD
RC UK CONTRACTORS LTD

Investment

Investment grade, yield and market outlook

63

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

11

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,931m
Crossrail 2 route3,878m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,230 nationally

1,561

Est. population

8,557/km²

57%

Employed

29%

Degree educated

£35,500

Median income

8.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

48

Community stability

Age profile

25%
19%
21%
21%
15%
Under 1825%
18–3419%
35–4921%
50–6421%
65+15%

Tenure

34%
31%
29%
Own outright34%
Own (mortgage)31%
Private rent29%
Social rent6%

Ethnicity

18%
29%
17%
16%
17%
White British18%
White Other29%
Asian17%
Black16%
Mixed4%
Other17%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine25%
No car household26%
Unemployed4%
No qualifications28%

Housing tenure (Census 2021)

Private rent29%
Social rent6%

vs. London

Income vs London-15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
7
Local approval rate
75%
Borough approval rate
74%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
17
Largest scheme
221 homes · Former North Middlesex Hospital housing site, Former North Middlesex Hospital housing site, Watermill Lane, N18
Pipeline pressure
NONE

Named schemes (500m)

17, Huxley Road, N18 1NW5 homes
completed
9, Hinton Road, N18 1PW4 homes
completed
2, Bromley Road, N18 1LH3 homes
completed
18, Kendal Gardens, N18 1NF3 homes
completed
GARAGES, GARAGES, HEWISH ROAD, N18 1PS3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.7%
Ward turnout
30%
Election year
2022
MP
Kate Osamor (Labour (Co-op))
MP majority
12,632
Constituency
Edmonton and Winchmore Hill

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Key facts for N18 1LL

Full postcodeN18 1LL
Postcode districtN18
BoroughLondon Borough of Enfield
WardHaselbury
Latitude51.620423
Longitude-0.080359
Parliamentary constituencyEdmonton and Winchmore Hill
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey