Upper Edmonton · Enfield · Edmonton and Winchmore Hill constituency · 51.61316, -0.06241

N18 2AF— Upper Edmonton, Enfield

Location and area intelligence for N18 2AF, Upper Edmonton, Enfield

High-connectivity investment target

 

Schools 100%Safety 54/100Transport 47/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
55
Safety
54
Schools
60
Transport
47
Environment
69
Investment
53

The bottom line

N18 2AF offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 46 min to victoria — above average for this zone.

Less suited to Families.

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Toggle the things that matter to you — see how N18 2AF scores on each.

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Location

N18 2AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-20.0% vs London avg
vs London crime+189.0% vs London avg

Deep-dive guides for N18 2AF

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

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“High-connectivity investment target”

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How N18 2AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Raynham Primary School

Not yet inspected · 1 min walk

KS2: 103.5

—

Secondary

Duke's Aldridge

Not yet inspected · Inspected Apr 2025 · 12 min walk

P8: -0.03A8: 39.3

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

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

188.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 273.1%

+155% vs borough

Crime by type

Other31%
Violence & sexual offences21%
Theft12%
Drug offences11%
Anti-social behaviour7%
Robbery7%
Vehicle crime7%
Burglary4%

Stop & search

3.9

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 · 1.6km

Crime is +189% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,243/m²
Price per ft²£394/ft²
Avg floor area69.9 m²

EPC breakdown

C
9%
D
17%
E
5%

Based on 31 properties · Confidence: high

Street mix

Terraced 95%Flat 5%

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£174,750
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

1997–2026 · CAGR

+6.5%

Total change

+524%

Market Activity

Price Velocity & Acceleration

Current Velocity

+61.7%

per year

Acceleration

+68.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 19 sales

Property Type Mix

Total: 19 sales

Terraced94.7%
Flat/maisonette5.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£70k£108k+54.3%1.3
Post-dot-com plateau2003–2004£178k£158k-11.2%1
Pre-crash peak2005–2006£176k£173k-1.7%1.5
GFC & correction2012–2012£222k£222k+0%2
Help-to-Buy recovery2015–2015£314k£314k+0%2
Brexit uncertainty2018–2018£380k£380k+0%1
Rate-rise correction2023–2023£289k£289k+0%2
Current market2025–2026£270k£437k+61.7%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.1% alpha

Terraced-1.1% α
Local
5.3%
District
6.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Silver Street Rail StationWeaver · Greater Anglia
5 min walk
Silver StreetNational Rail
5 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
13 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
16 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
27 min walk
No bus stops within 400m

48

Walkability score

125

Footpaths (500m)

0

Santander docks (800m)

5.0 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria ★46 min
Waterloo53 min ↑
Canary Wharf58 min ↑
City49 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 park101m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
Multi-Storey Car Park450 spaces· yes
730m

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 waterLOW
Low
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.5 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.2 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

DR ME SILVER'S PRACTICE

234 FORE STREET, EDMONTON, N18 2LY

4 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 771 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

2

Convenience

Nearest supermarketSilverpoint Food Centre · 266 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

272m

Post office

Nearby shops

Tesco Express181 m
Eddie's Meat Market198 m
Spar398 m
Tottenham Food & Wine837 m

Nearby cafes

Maajo207 m
Costa249 m
Pymmes Cafe633 m
Sandwich Bar919 m

Nearby restaurants

KFC148 m
Subway175 m
Pizza Hut Delivery177 m
McDonald's179 m

Nearby pubs

The White Horse233 m
Golden Fleece506 m
The Coach and Horses726 m
The Bill Nicholson833 m

Nearby gyms

The Gym904 m

Nearby pharmacies

Wise Pharmacy281 m
Pharmocare1.1 km
Asda1.1 km
Skot1.1 km

Nearby health

The Angel251 m
Silverpoint Medical287 m
Dental Practice334 m
Alexander Pringle Centre682 m
Food hygiene (5-star)47% of 128

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

CH CONSTRUCTIONS LIMITED
JANHOUSES LTD
MCNEXT LTD
NEDIV75 LTD

Investment

Investment grade, yield and market outlook

53

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

43.7

Price growth score

D
High

Development pressure

High

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route13,316m
Crossrail 2 route2,795m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,416 nationally

2,063

Est. population

21,306/km²

54%

Employed

27%

Degree educated

£33,600

Median income

9.7%

Claimant rate

Inner cityVery high densityRenters

30

Community stability

Age profile

38%
21%
21%
14%
Under 1838%
18–3421%
35–4922%
50–6414%
65+6%

Tenure

13%
43%
30%
Own outright13%
Own (mortgage)13%
Private rent43%
Social rent30%
Shared ownership0%
Rent free1%

Ethnicity

19%
14%
38%
White British12%
White Other19%
Asian14%
Black38%
Mixed5%
Other12%

Employment & lifestyle

Managerial / professional15%
Routine / semi-routine26%
No car household46%
Unemployed6%
No qualifications30%

Housing tenure (Census 2021)

Private rent43%
Social rent30%

vs. London

Income vs London-20.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
7
Local approval rate
72%
Borough approval rate
74%
Opportunity area
Lee Valley
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
110
Under construction
0
Completed (3yr)
29
Largest scheme
118 homes · HIGHMEAD ESTATE, HIGHMEAD ESTATE, ALPHA ROAD, LONDON, N18 2SL
Pipeline pressure
HIGH

Named schemes (500m)

HIGHMEAD ESTATE, HIGHMEAD ESTATE, ALPHA ROAD, LONDON, N18 2SL118 homes
completed
50-56 Fore Street London N18 2SS, 50, 56, Fore Street, N18 2SS110 homes
not_started
258-260, 258-260, FORE STREET, N1817 homes
completed
LAND AT REAR OF AND PART OF SITE AT, 242 & 248, 258-260, LAND AT REAR OF AND PART OF SITE AT, 242 & 248, 258-260, FORE STREET, N1812 homes
completed
76, 76, MORLEY AVENUE, N18 2QT9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
24.7%
Ward turnout
31%
Election year
2022
MP
Kate Osamor (Labour (Co-op))
MP majority
12,632
Constituency
Edmonton and Winchmore Hill

Councillors

Margaret GreerLabour
Thomas FawnsLabour
Doris JiaggeLabour

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Key facts for N18 2AF

Full postcodeN18 2AF
Postcode districtN18
BoroughLondon Borough of Enfield
WardUpper Edmonton
Latitude51.613159
Longitude-0.062408
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