Upper Edmonton · Enfield · Edmonton and Winchmore Hill constituency · 51.61110, -0.06495

N18 2FF— Upper Edmonton, Enfield

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

The family fortress

 

Schools 100%Safety 67/100Transport 46/100Yield 5.52%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
59
Safety
67
Schools
90
Transport
46
Environment
64
Investment
61

The bottom line

N18 2FF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £315,000 median — 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 2FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-39.4% vs London avg
vs London income-20.0% vs London avg
vs London crime+68.0% vs London avg

Deep-dive guides for N18 2FF

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

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“The family fortress”

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How N18 2FF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St John and St James CofE Primary School

Good · Inspected Nov 2021 · 2 min walk

KS2: 105.7

—

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 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 18 min walk

11 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

97

Road safety score

3

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.8km

Crime is +68% above London average

Property

2 Jul

Prices, sales volume and market trends

£315,000

Median sale price

Bottom 25% — 39% below London median

£315,000 is 39% below the London median (£520,000)

-6.0%

This year

Flat

Dominant type

Price history

5-year change
-6.0%
Sales (24 months)9
New build0.0%
Avg flat£315,000
Price per m²£4,780/m²
Price per ft²£444/ft²
Avg floor area65.8 m²

EPC breakdown

B
147%
C
18%
D
1%

Based on 166 properties · Confidence: high

Street mix

Terraced 1%Flat 98%Other 1%

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

Stamp duty

Standard buyer£3,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£12,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.4×

Price-to-income

£1,576/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£164,500
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.19 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,773
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2026 · CAGR

+1.3%

Total change

+16%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.3%

per year

Acceleration

-18.17

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 97 sales

Property Type Mix

Total: 97 sales

Terraced1%
Flat/maisonette99%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2016£272k£305k+11.9%35.5
Brexit uncertainty2017–2019£345k£310k-10.1%4.7
Pandemic surge2020–2020£330k£330k+0%2
Rate-rise correction2023–2023£265k£265k+0%1
Current market2025–2026£314k£315k+0.3%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
1.3%
District
0.8%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing0
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
5 min walk
Silver StreetNational Rail
5 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
10 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
20 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
24 min walk
No bus stops within 400m

53

Walkability score

120

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

6

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)450
Nearest car park217m
Santander docks (800m)0
Nearest cycle dock4.9 km

Nearby car parks

🅿️
Multi-Storey Car Park450 spaces· yes
646m
🅿️
Main visitors car park
733m

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed479 Mbps
Median download442 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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.3 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 34%
More green space than 85% of London

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

0 min walk

60%

Recommend GP

60%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 643 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

13

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

3

Convenience

Nearest supermarketSilverpoint Food Centre · 30 m
6 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

2

Libraries (1km)

0

Cinemas (2km)

53m

Post office

Nearby shops

Spar109 m
Eddie's Meat Market164 m
Tesco Express222 m
Tottenham Food & Wine650 m

Nearby cafes

Costa48 m
Maajo146 m
Sandwich Bar637 m
Souter Bros.709 m

Nearby restaurants

Coal City61 m
McDonald's143 m
KFC237 m
Pizza Hut Delivery256 m

Nearby pubs

The White Horse103 m
The Coach and Horses440 m
Bricklayers Arms624 m
The Bill Nicholson644 m

Nearby gyms

The Gym632 m
Tottenham Community Sports Centre1.1 km

Nearby pharmacies

Wise Pharmacy41 m
Pharmocare776 m
Grace Pharmacy1.0 km

Nearby health

Silverpoint Medical9 m
The Angel75 m
Dental Practice397 m
Alexander Pringle Centre537 m
Food hygiene (5-star)47% of 150

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

CABO LIMITED
GENECELLX THERAPEUTICS LTD
LE VANILLA LIMITED
PUTZVEND CENTRAL LTD
RINDA FURNITURE LTD

+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
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months6

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

43.9

Price growth score

D
High

Development pressure

High

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route13,057m
Crossrail 2 route2,587m

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%
Price vs London-39.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
19
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
3
Local approval rate
79%
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)
27
Largest scheme
222 homes · Former Cannon Rubber Factory, 881, Former Cannon Rubber Factory, 881, High Road, N15 4RS
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
The Grove Tavern, 51, The Grove Tavern, 51, SNELLS PARK, N18 2TF24 homes
completed
FORMER CAR PARK AND BUILDING AT, FORMER CAR PARK AND BUILDING AT, ALTAIR CLOSE, N1724 homes
completed
UPPER EDMONTON FREE CHURCH AND HALL, UPPER EDMONTON FREE CHURCH AND HALL, LANGHEDGE LANE, JOYCE AVENUE, N1815 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£315,000)

£3,250

Standard buyer

£0

First-time buyer

Save £3,250

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N18 2FF

Full postcodeN18 2FF
Postcode districtN18
BoroughLondon Borough of Enfield
WardUpper Edmonton
Latitude51.611097
Longitude-0.064951
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