Upper Edmonton · Enfield · Edmonton and Winchmore Hill constituency · 51.60976, -0.05995

N18 2BQ— Upper Edmonton, Enfield

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

The practical family move

 

Schools 100%Safety 77/100Transport 41/100Yield 5.08%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
57
Safety
77
Schools
60
Transport
41
Environment
60
Investment
61

The bottom line

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

The catches: 48 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 2BQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

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

Deep-dive guides for N18 2BQ

🛡️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🔒 Very Safe

“The practical family move”

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How N18 2BQ 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 · 5 min walk

KS2: 103.5

—

Secondary

Duke's Aldridge

Not yet inspected · Inspected Apr 2025 · 7 min walk

P8: -0.03A8: 39.3

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.9 incidents per 1,000 residents

Better than 61% of London
↑ Rising 345.0%

-30% vs borough

Crime by type

Violence & sexual offences27%
Other26%
Anti-social behaviour17%
Vehicle crime15%
Drug offences9%
Burglary4%
Theft2%
Robbery0%

Stop & search

1.8

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 · 2.0km

Crime is 20% below London average

Property

Prices, sales volume and market trends

Avg floor area75.1 m²

EPC breakdown

B
1%
C
8%
D
18%
E
5%
F
1%
G
1%

Based on 34 properties · Confidence: high

Street mix

Semi 12%Terraced 89%

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£187,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2021 · CAGR

+7.1%

Total change

+500%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.1%

per year

Acceleration

+41.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 52 sales

Property Type Mix

Total: 52 sales

Semi-detached11.5%
Terraced88.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£106k+41.3%2
Post-dot-com plateau2001–2004£106k£188k+77.4%2.5
Pre-crash peak2005–2007£191k£211k+10.1%4
GFC & correction2008–2011£233k£190k-18.3%1.2
Help-to-Buy recovery2013–2016£194k£425k+119.1%1.8
Brexit uncertainty2017–2018£440k£363k-17.6%2.5
Pandemic surge2021–2021£450k£450k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Terraced-0.8% α
Local
7.1%
District
7.9%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
Trend Position40

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
9 min walk
Silver StreetNational Rail
9 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
12 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
21 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
24 min walk
No bus stops within 400m

35

Walkability score

41

Footpaths (500m)

0

Santander docks (800m)

4.7 km

Nearest cycle dock

Central London commute times

London Bridge57 min ↑
Victoria ★48 min
Waterloo55 min ↑
Canary Wharf62 min ↑
City51 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 park441m
Santander docks (800m)0
Nearest cycle dock4.7 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 waterNONE
No assessed surface water flood risk
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: 9.2 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 82% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.8 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

ANGEL SURGERY

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

5 min walk

60%

Recommend GP

60%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 1.0 km
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

68

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The White Horse (441 m)

Nearest supermarketLoon Fung Tottenham · 204 m
3 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

420m

Post office

Nearby shops

Spar432 m
Tottenham Food & Wine470 m
Eddie's Meat Market475 m
Tesco Express510 m

Nearby cafes

Costa393 m
Maajo465 m
Sandwich Bar733 m
Snack Bar832 m

Nearby restaurants

Coal City423 m
McDonald's436 m
KFC498 m
Pizza Hut Delivery532 m

Nearby pubs

The White Horse441 m
The Bill Nicholson469 m
The Coach and Horses596 m
Bricklayers Arms725 m

Nearby gyms

Powerleague Tottenham580 m
The Frederick Knight Sports Ground590 m
The Gym679 m

Nearby pharmacies

Wise Pharmacy413 m
Grace Pharmacy804 m
Pharmocare825 m

Nearby health

Silverpoint Medical384 m
The Angel427 m
Dental Practice705 m
Tottenham Health Centre819 m
Food hygiene (5-star)53% of 108

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

AUTO RISE LTD
BEST RK TRANSPORT LTD
CARMONA PLUMBING & HEATING LIMITED
CHICAGO STAR PIZZA LTD
CIVAK LIMITED

+4 more

Investment

Investment grade, yield and market outlook

61

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

21.7

Price growth score

E
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route12,981m
Crossrail 2 route2,410m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,878 nationally

1,715

Est. population

20,447/km²

53%

Employed

29%

Degree educated

£33,600

Median income

10.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

42

Community stability

Age profile

29%
21%
20%
19%
Under 1829%
18–3421%
35–4920%
50–6419%
65+11%

Tenure

24%
26%
31%
18%
Own outright24%
Own (mortgage)26%
Private rent31%
Social rent18%
Shared ownership0%
Rent free0%

Ethnicity

18%
17%
14%
32%
13%
White British18%
White Other17%
Asian14%
Black32%
Mixed6%
Other13%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine25%
No car household31%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Private rent31%
Social rent18%

vs. London

Income vs London-20.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
6
Local approval rate
71%
Borough approval rate
74%
Opportunity area
Lee Valley
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
110
Under construction
0
Completed (3yr)
25
Largest scheme
118 homes · HIGHMEAD ESTATE, HIGHMEAD ESTATE, ALPHA ROAD, LONDON, N18 2SL
Pipeline pressure
HIGH

Named schemes (500m)

Cheltenham House, Cheltenham House, Grange Road, N17 0ES8 homes
completed
2, Coniston Road, London, N17 0EX, 26 homes
completed
110, 110, Northumberland park, N17 0TS5 homes
completed
104, 104, Northumberland Park, Tottenham, N17 0TS4 homes
completed
2, 2, SANDAL ROAD, N18 2AL4 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 2BQ

Full postcodeN18 2BQ
Postcode districtN18
BoroughLondon Borough of Enfield
WardUpper Edmonton
Latitude51.609765
Longitude-0.059953
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