Haselbury · Enfield · Southgate and Wood Green constituency · 51.61698, -0.07333

N18 1RR— Haselbury, Enfield

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

High-connectivity investment target

 

Schools 100%Safety 65/100Transport 36/100Yield 5.08%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
51
Safety
65
Schools
60
Transport
36
Environment
65
Investment
67

The bottom line

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

The catches: 55 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N18 1RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-20.2% vs London avg
vs London crime+97.0% vs London avg

Deep-dive guides for N18 1RR

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How N18 1RR 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 · 9 min walk

KS2: 106.1

—

Secondary

Lift Aylward

Not yet inspected · 7 min walk

P8: -0.25A8: 39.5

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 20 min walk

6 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

128.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 294.8%

+74% vs borough

Crime by type

Anti-social behaviour24%
Other24%
Violence & sexual offences21%
Drug offences9%
Vehicle crime8%
Robbery6%
Theft4%
Burglary3%

Stop & search

5.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.2km

Crime is +97% above London average

Property

Prices, sales volume and market trends

Avg floor area85.3 m²

EPC breakdown

C
1%
D
22%
E
9%
F
1%

Based on 33 properties · Confidence: high

Street mix

Semi 4%Terraced 94%Detached 2%

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£213,250
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 BAnnual charge £1,552
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7%

Total change

+606%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.4%

per year

Acceleration

-1.37

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £175k–£200k · 44 sales

Property Type Mix

Total: 44 sales

Detached2.3%
Semi-detached4.5%
Terraced93.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£120k+120.2%2.3
Post-dot-com plateau2001–2003£93k£176k+88.7%2
Pre-crash peak2005–2007£186k£227k+22.1%2.5
GFC & correction2010–2012£190k£217k+14.2%1
Help-to-Buy recovery2013–2016£225k£350k+55.6%1.8
Brexit uncertainty2017–2017£345k£345k+0%3
Pandemic surge2021–2021£428k£428k+0%1
Rate-rise correction2022–2023£453k£421k-7.1%2
Current market2024–2024£385k£385k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
7.5%
District
7.2%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Silver Street

Nearby stations

Silver Street Rail StationWeaver · Greater Anglia
6 min walk
Silver StreetNational Rail
6 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
15 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
17 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
32 min walk
No bus stops within 400m

35

Walkability score

216

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria ★55 min
Waterloo62 min ↑
Canary Wharf69 min ↑
City58 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

6

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)450
Nearest car park308m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
Multi-Storey Car Park450 spaces· yes
308m
🅿️
Main visitors car park
520m

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: 9.7 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 70%
More green space than 88% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.8 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

1 min walk

69%

Recommend GP

69%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 412 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Dicey Reilly's (274 m)

Nearest supermarketSilverpoint Food Centre · 852 m
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)

125m

Post office

Nearby shops

Balkan's Food Store128 m
WHSmith440 m
Tesco Express720 m
Eddie's Meat Market751 m

Nearby cafes

Costa410 m
Souter Bros.432 m
Pymmes Cafe454 m
Solé595 m

Nearby restaurants

The Wellspring Restaurant421 m
Jerk Munchies481 m
Big Eat German Doner519 m
Antep Durum559 m

Nearby pubs

Dicey Reilly's274 m
Golden Fleece675 m
The White Horse789 m
Hyde Arms803 m

Nearby pharmacies

Skot823 m
Wise Pharmacy834 m

Nearby health

CT Mobile Scanner410 m
North Middlesex University Hospital412 m
Breast Screening Van452 m
Alexander Pringle Centre476 m
Food hygiene (5-star)39% of 52

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

JANAYA PRINTS LTD
SPRINGFIELD LETTINGS MANAGEMENT LIMITED

Investment

Investment grade, yield and market outlook

67

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

20.3

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,609m
Crossrail 2 route3,354m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,724 nationally

1,786

Est. population

17,639/km²

49%

Employed

27%

Degree educated

£33,500

Median income

10.9%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

31%
20%
22%
16%
Under 1831%
18–3421%
35–4923%
50–6416%
65+10%

Tenure

15%
30%
42%
Own outright11%
Own (mortgage)15%
Private rent30%
Social rent42%
Shared ownership1%
Rent free1%

Ethnicity

15%
23%
29%
19%
White British15%
White Other23%
Asian9%
Black29%
Mixed6%
Other19%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine27%
No car household50%
Unemployed8%
No qualifications31%

Housing tenure (Census 2021)

Social rent42%
Private rent30%

vs. London

Income vs London-20.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
4
Local approval rate
90%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
19
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)

ESTELLE HOUSE, 30, ESTELLE HOUSE, 30, PICKWICK MEWS, N18 1QR30 homes
completed
The Two Brewers PH, 196, The Two Brewers PH, 196, Silver Street, N18 1QY10 homes
completed
159/159a, 159/159a, SILVER STREET, LONDON, N18 1PY6 homes
completed
17, Huxley Road, N18 1NW5 homes
completed
6, Haselbury Road, N18 1QA4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.7%
Ward turnout
30%
Election year
2022
MP
Bambos Charalambous (Labour)
MP majority
12,632
Constituency
Edmonton and Winchmore Hill

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Key facts for N18 1RR

Full postcodeN18 1RR
Postcode districtN18
BoroughLondon Borough of Enfield
WardHaselbury
Latitude51.616981
Longitude-0.073325
Parliamentary constituencySouthgate and Wood Green
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