Haselbury · Enfield · Edmonton and Winchmore Hill constituency · 51.61759, -0.07250

N18 1RY— Haselbury, Enfield

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

The family fortress

 

Schools 100%Safety 81/100Transport 31/100Yield 5.08%⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
55
Safety
81
Schools
90
Transport
31
Environment
65
Investment
66

The bottom line

N18 1RY 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 1RY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.5% vs London avg
vs London crime-61.0% vs London avg

Deep-dive guides for N18 1RY

🛡️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 1RY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hazelbury Primary School

Not yet inspected · 8 min walk

KS2: 106.1

★★

Secondary

The Latymer School

Good · Inspected Mar 2022 · 12 min walk

P8: +0.74A8: 81.0

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

25.6 incidents per 1,000 residents

Better than 82% of London
↑ Rising 410.0%

from a low base — still below London average

-65% vs borough

Crime by type

Anti-social behaviour22%
Drug offences20%
Violence & sexual offences18%
Other16%
Robbery10%
Burglary10%
Vehicle crime6%
Theft0%

Stop & search

1.5

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.1km

Crime is 61% below London average

Property

Prices, sales volume and market trends

Avg floor area92 m²

EPC breakdown

D
3%

Based on 3 properties · Confidence: low

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£230,000
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,773
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2019 · CAGR

+8.7%

Total change

+523%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.2%

per year

Acceleration

-51.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 4 sales

Property Type Mix

Total: 4 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£73k£73k+0%1
Post-dot-com plateau2001–2001£165k£165k+0%1
Brexit uncertainty2018–2019£320k£455k+42.2%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
6 min walk
Silver StreetNational Rail
6 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
14 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
18 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
33 min walk
No bus stops within 400m

34

Walkability score

202

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

9

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)450
Nearest car park374m
Santander docks (800m)0
Nearest cycle dock5.4 km

Nearby car parks

🅿️
Multi-Storey Car Park450 spaces· yes
374m
🅿️
Main visitors car park
601m

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

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.9 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

2 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 · 484 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

49

Parks (1km)

7

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 (347 m)

Nearest supermarketSilverpoint Food Centre · 868 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)

213m

Post office

Nearby shops

Balkan's Food Store216 m
WHSmith518 m
Tesco Express720 m
Rama743 m

Nearby cafes

Pymmes Cafe385 m
Costa492 m
Souter Bros.512 m
Solé676 m

Nearby restaurants

The Wellspring Restaurant505 m
Big Eat German Doner513 m
Antep Durum551 m
Freddy's Rooster560 m

Nearby pubs

Dicey Reilly's347 m
Golden Fleece614 m
Hyde Arms715 m
The White Horse801 m

Nearby pharmacies

Skot735 m
Wise Pharmacy851 m

Nearby health

CT Mobile Scanner477 m
North Middlesex University Hospital484 m
Dental Practice528 m
Breast Screening Van537 m
Food hygiene (5-star)35% of 51

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ECOLIMP UK LTD

Investment

Investment grade, yield and market outlook

66

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 score14/100
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

22.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,683m
Crossrail 2 route3,404m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,078 nationally

1,996

Est. population

29,265/km²

59%

Employed

31%

Degree educated

£35,500

Median income

9.7%

Claimant rate

SuburbanVery high densityRenters

38

Community stability

Age profile

34%
21%
18%
16%
Under 1835%
18–3421%
35–4918%
50–6416%
65+10%

Tenure

25%
23%
40%
Own outright25%
Own (mortgage)23%
Private rent40%
Social rent11%
Shared ownership1%
Rent free0%

Ethnicity

16%
32%
23%
15%
White British16%
White Other32%
Asian10%
Black23%
Mixed5%
Other15%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine25%
No car household39%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Private rent40%
Social rent11%

vs. London

Income vs London-15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
6
Local approval rate
91%
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
81 homes · BOILER HOUSE SITE, NORTH MIDDLESEX HOSPITAL, BOILER HOUSE SITE, NORTH MIDDLESEX HOSPITAL, WATERMILL LANE, N18 1SA
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
17, Huxley Road, N18 1NW5 homes
completed
6, Haselbury Road, N18 1QA4 homes
completed
77, 77, WARWICK ROAD, N18 1RS3 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 1RY

Full postcodeN18 1RY
Postcode districtN18
BoroughLondon Borough of Enfield
WardHaselbury
Latitude51.617588
Longitude-0.072505
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