Haselbury · Enfield · Edmonton and Winchmore Hill constituency · 51.62020, -0.07882

N18 1LR— Haselbury, Enfield

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

The family fortress

 

Schools 100%Safety 76/100Transport 23/100~5% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
76
Schools
60
Transport
23
Environment
66
Investment
51

The bottom line

N18 1LR 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: 57 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 1LR

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-11.0% vs London avg

Deep-dive guides for N18 1LR

🛡️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

“The family fortress”

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How N18 1LR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hazelbury Primary School

Not yet inspected · 5 min walk

KS2: 106.1

—

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 · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.7 incidents per 1,000 residents

Better than 56% of London
↑ Rising 246.2%

-22% vs borough

Crime by type

Violence & sexual offences33%
Anti-social behaviour22%
Other18%
Vehicle crime12%
Drug offences4%
Burglary4%
Robbery3%
Theft2%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.0km

Crime is 11% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N18 district median

£342,500

Based on 36 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£5,402/m²
Price per ft²£502/ft²
Avg floor area77.2 m²

EPC breakdown

C
4%
D
24%
E
4%
F
1%

Based on 33 properties · Confidence: high

Street mix

Terraced 100%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£193,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2025 · CAGR

+6.4%

Total change

+551%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.9%

per year

Acceleration

+5.47

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 65 sales

Property Type Mix

Total: 65 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£101k+62.2%4.5
Post-dot-com plateau2001–2004£110k£174k+58.5%2.5
Pre-crash peak2005–2007£183k£220k+20.5%3
GFC & correction2008–2012£235k£233k-0.9%1.8
Help-to-Buy recovery2015–2016£267k£336k+25.8%2
Brexit uncertainty2017–2018£383k£388k+1.3%1.5
Pandemic surge2021–2021£318k£318k+0%1
Rate-rise correction2022–2023£388k£455k+17.4%1.5
Current market2024–2025£417k£405k-2.9%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.4%
District
6.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing1
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
13 min walk
Silver StreetNational Rail
13 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
17 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
22 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
37 min walk
No bus stops within 400m

9

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria ★57 min
Waterloo64 min ↑
Canary Wharf72 min ↑
City62 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

5

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)450
Nearest car park476m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Multi-Storey Car Park450 spaces· yes
784m

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 waterNONE
No assessed surface water flood risk
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: 70%
More green space than 90% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.3 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

GREEN CEDARS MEDICAL CENTRE

93 SILVER STREET, EDMONTON, N18 1RP

7 min walk

69%

Recommend GP

69%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 852 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

31

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Dicey Reilly's (429 m)

Nearest supermarketSilverpoint Food Centre · 1.4 km
3 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)

309m

Post office

Nearby shops

Balkan's Food Store543 m
Fidan587 m
WHSmith852 m

Nearby cafes

Costa795 m
Souter Bros.834 m
Solé958 m

Nearby restaurants

Andrews Fish Bar486 m
The Willow571 m
Master Chef578 m
Top Catering597 m

Nearby pubs

Dicey Reilly's429 m

Nearby pharmacies

Rocky's590 m

Nearby health

Edmonton Village Dental Practice581 m
Morecambe Surgery587 m
Breast Screening Van798 m
North Middlesex University Hospital852 m
Food hygiene (5-star)46% of 46

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

EBS CONSULTANCY LTD
ESSE LONDON LTD
K7 JEWELS LTD
MASMOBILEMASTER LIMITED
MSW ALLSORTS LTD

+2 more

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

30.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,918m
Crossrail 2 route3,816m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,469 nationally

1,560

Est. population

13,022/km²

56%

Employed

29%

Degree educated

£35,500

Median income

6.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

49

Community stability

Age profile

25%
21%
20%
20%
14%
Under 1825%
18–3421%
35–4920%
50–6420%
65+14%

Tenure

33%
30%
25%
Own outright33%
Own (mortgage)30%
Private rent25%
Social rent12%
Shared ownership0%
Rent free0%

Ethnicity

19%
24%
16%
18%
18%
White British19%
White Other24%
Asian16%
Black18%
Mixed5%
Other18%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine23%
No car household22%
Unemployed4%
No qualifications25%

Housing tenure (Census 2021)

Private rent25%
Social rent12%

vs. London

Income vs London-15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Planning apps (12 months)
22
Planning apps (3 years)
9
Local approval rate
77%
Borough approval rate
74%
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)

159/159a, 159/159a, SILVER STREET, LONDON, N18 1PY6 homes
completed
17, Huxley Road, N18 1NW5 homes
completed
9, Hinton Road, N18 1PW4 homes
completed
flat above Public House 161, flat above Public House 161, Silver Street, N18 1PY3 homes
completed
236, Silver Street, N18 1PJ3 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 1LR

Full postcodeN18 1LR
Postcode districtN18
BoroughLondon Borough of Enfield
WardHaselbury
Latitude51.620201
Longitude-0.078823
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