Upper Edmonton · Enfield · Edmonton and Winchmore Hill constituency · 51.61146, -0.06212

N18 2AL— Upper Edmonton, Enfield

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

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 45/100Yield 5.08%

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
57
Safety
67
Schools
60
Transport
45
Environment
61
Investment
65

The bottom line

N18 2AL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

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

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Location

N18 2AL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-20.0% vs London avg
vs London crime+68.0% vs London avg

Deep-dive guides for N18 2AL

🛡️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 2AL 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 · 2 min walk

KS2: 103.5

—

Secondary

Duke's Aldridge

Not yet inspected · Inspected Apr 2025 · 9 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 · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

109.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 287.3%

+48% vs borough

Crime by type

Anti-social behaviour26%
Other23%
Violence & sexual offences20%
Vehicle crime11%
Drug offences7%
Theft6%
Burglary6%
Robbery2%

Stop & search

3.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.8km

Crime is +68% above London average

Property

Prices, sales volume and market trends

Avg floor area74.7 m²

EPC breakdown

B
4%
C
1%
D
5%
E
1%

Based on 11 properties · Confidence: medium

Street mix

Terraced 33%Flat 67%

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£186,750
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)
Roof(another dwelling above)
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

1998–2010 · CAGR

+7.1%

Total change

+129%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.4%

per year

Acceleration

-99.77

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 6 sales

Property Type Mix

Total: 6 sales

Terraced33.3%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£77k£77k+0%1
Post-dot-com plateau2003–2003£160k£160k+0%1
GFC & correction2010–2010£175k£175k+0%4

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 4

Good

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
White Hart Lane Rail StationGreater Anglia · Weaver
12 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
19 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
25 min walk
No bus stops within 400m

47

Walkability score

90

Footpaths (500m)

0

Santander docks (800m)

4.9 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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park200m
Santander docks (800m)0
Nearest cycle dock4.9 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 waterMEDIUM
Medium
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: 9.4 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.0 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

ANGEL SURGERY

SILVERPOINT, 88-90 PROWSE COURT, 72 FORE STREET, N18 2FF

3 min walk

60%

Recommend GP

60%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 817 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

50

Parks (1km)

10

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketSilverpoint Food Centre · 196 m
3 tennis courts1 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)

222m

Post office

Nearby shops

Eddie's Meat Market241 m
Tesco Express271 m
Spar299 m
Tottenham Food & Wine647 m

Nearby cafes

Costa190 m
Maajo234 m
Sandwich Bar767 m
Pymmes Cafe809 m

Nearby restaurants

McDonald's202 m
Coal City221 m
KFC257 m
Pizza Hut Delivery291 m

Nearby pubs

The White Horse223 m
The Coach and Horses586 m
The Bill Nicholson644 m
Golden Fleece695 m

Nearby gyms

The Gym740 m
Powerleague Tottenham816 m
The Frederick Knight Sports Ground824 m

Nearby pharmacies

Wise Pharmacy221 m
Pharmocare890 m
Grace Pharmacy1.0 km

Nearby health

Silverpoint Medical204 m
The Angel218 m
Dental Practice464 m
Alexander Pringle Centre715 m
Food hygiene (5-star)50% of 130

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
2
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

CCTV PLUS SOLUTIONS LTD
ELECTRIC WHOLESALERS & SUPPLIES LIMITED
SECURITY CCTV OBSERVATION LTD

Investment

Investment grade, yield and market outlook

65

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 score13/100
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

22.8

Price growth score

E
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route13,135m
Crossrail 2 route2,606m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,076 nationally

2,234

Est. population

19,928/km²

58%

Employed

33%

Degree educated

£33,600

Median income

10.7%

Claimant rate

Inner cityVery high densityRenters

33

Community stability

Age profile

30%
19%
27%
15%
Under 1830%
18–3419%
35–4927%
50–6415%
65+9%

Tenure

18%
21%
46%
15%
Own outright18%
Own (mortgage)21%
Private rent46%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

19%
19%
30%
15%
White British10%
White Other20%
Asian19%
Black30%
Mixed6%
Other16%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine25%
No car household46%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Private rent46%
Social rent15%

vs. London

Income vs London-20.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
5
Local approval rate
75%
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
FORMER CAR PARK AND BUILDING AT, FORMER CAR PARK AND BUILDING AT, ALTAIR CLOSE, N1724 homes
completed
Cheltenham House, Cheltenham House, Grange Road, N17 0ES8 homes
completed
79, 79, FORE STREET, N18 2TW7 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 2AL

Full postcodeN18 2AL
Postcode districtN18
BoroughLondon Borough of Enfield
WardUpper Edmonton
Latitude51.611464
Longitude-0.062120
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