Lower Edmonton · Enfield · Edmonton and Winchmore Hill constituency · 51.62642, -0.04793

N9 0LD— Lower Edmonton, Enfield

Location and area intelligence for N9 0LD, Lower Edmonton, Enfield

 

Schools 100%Safety 74/100Transport 21/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
45
Safety
74
Schools
90
Transport
21
Environment
63
Investment
49

The bottom line

N9 0LD offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 63 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N9 0LD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-23.6% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for N9 0LD

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

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How N9 0LD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Eldon Primary School

Good · Inspected Feb 2022 · 6 min walk

★★

Secondary

AIM Academy North London

Good · Inspected Dec 2023 · 9 min walk

P8: +0.50A8: 38.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.2 incidents per 1,000 residents

Higher crime than 52% of London
↑ Rising 308.8%

-8% vs borough

Crime by type

Violence & sexual offences31%
Other29%
Anti-social behaviour16%
Vehicle crime14%
Drug offences4%
Burglary4%
Theft1%
Robbery1%

Stop & search

0.5

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 · 1.5km

Crime is +5% 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.

N9 district median

£377,500

Based on 101 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,930/m²
Price per ft²£551/ft²
Avg floor area84.8 m²

EPC breakdown

C
6%
D
29%
E
4%
F
2%

Based on 41 properties · Confidence: high

Street mix

Semi 90%Terraced 8%Other 3%

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
Rebuild cost estimate£212,000
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, 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

1995–2025 · CAGR

+6.6%

Total change

+589%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.3%

per year

Acceleration

+61.51

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached91.9%
Terraced8.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£71k£108k+52.7%2.5
Post-dot-com plateau2001–2003£127k£202k+59.1%1.7
Pre-crash peak2005–2007£170k£260k+52.9%2
GFC & correction2008–2010£220k£250k+13.6%1
Help-to-Buy recovery2015–2015£340k£340k+0%2
Brexit uncertainty2017–2019£400k£390k-2.5%1.3
Pandemic surge2020–2020£403k£403k+0%3
Rate-rise correction2022–2023£475k£450k-5.3%1
Current market2024–2025£350k£488k+39.3%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Semi-detached+0.1% α
Local
6.6%
District
6.5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Edmonton Green

Nearby stations

Edmonton Green Rail StationWeaver · Greater Anglia
12 min walk
Edmonton GreenNational Rail
12 min walk
Silver Street Rail StationGreater Anglia · Weaver
23 min walk
Southbury Rail StationWeaver · Greater Anglia
31 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
36 min walk
No bus stops within 400m

12

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge71 min ↑
Victoria ★63 min
Waterloo70 min ↑
Canary Wharf72 min ↑
City65 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park508m
Santander docks (800m)0
Nearest cycle dock5.6 km

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: 11.3 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 52%
Above average green space

Nearest SSSI: Chingford Reservoirs SSSI — 2.4 km

Energy

Solar: 850 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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

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

20 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 2.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

10

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Pizza King Kebab House (636 m)

Nearest supermarketOncu Food · 1.1 km
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

King's Off Licence633 m
Sirwan Food Centre691 m
Kushan News773 m
Edmonotn Sayas792 m

Nearby cafes

N9 cafe633 m
Joe's Cafe853 m
Traditional Turkish Coffee House934 m
Ponderosa936 m

Nearby restaurants

Pizza King Kebab House636 m
Kervan Sofrasi735 m
Acora757 m
Chennai Spice788 m

Nearby pubs

The Cart237 m
The King William683 m
Railway Tavern688 m
The Cock Tavern879 m

Nearby gyms

TeamSport Edmonton937 m

Nearby pharmacies

Boots594 m
VMS Pharmacy907 m
Konnexions1.1 km
Food hygiene (5-star)49% of 39

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

49

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

32.2

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,975m
Crossrail 2 route4,336m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,868 nationally

2,038

Est. population

17,087/km²

54%

Employed

30%

Degree educated

£32,100

Median income

11.1%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

39

Community stability

Age profile

28%
22%
20%
19%
Under 1828%
18–3422%
35–4920%
50–6419%
65+11%

Tenure

26%
21%
37%
15%
Own outright26%
Own (mortgage)21%
Private rent37%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

16%
18%
14%
34%
White British16%
White Other18%
Asian14%
Black34%
Mixed6%
Other12%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine26%
No car household38%
Unemployed5%
No qualifications27%

Housing tenure (Census 2021)

Private rent37%
Social rent15%

vs. London

Income vs London-23.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
6
Local approval rate
64%
Borough approval rate
74%
Historic landfill (400m)
1
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
0
Under construction
0
Completed (3yr)
7
Largest scheme
442 homes · BOUNDED BY THE RAILWAY, BOUNDED BY THE RAILWAY, CHARLTON ROAD, GOODWIN ROAD, N9 0EP
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, LAND AT, MONTAGU ROAD, N9253 homes
completed
LAND BOUNDED BY, LAND BOUNDED BY, MONTAGU ROAD, PICKETTS LOCK LANE, MERIDIAN WAY, N9225 homes
completed
BOUNCES ROAD ESTATE, CORNER OF, BOUNCES ROAD ESTATE, CORNER OF, BOUNCES ROAD, MONTAGU ROAD, N927 homes
completed
FORMER TRAVELLER SITE, FORMER TRAVELLER SITE, MONTAGU ROAD, N920 homes
completed
172, 172, TOWN ROAD, N9 0RF16 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.6%
Ward turnout
28%
Election year
2022
MP
Kate Osamor (Labour (Co-op))
MP majority
12,632
Constituency
Edmonton and Winchmore Hill

Councillors

Sinan BoztasLabour
Guney DoganLabour
Elif ErbilLabour

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Key facts for N9 0LD

Full postcodeN9 0LD
Postcode districtN9
BoroughLondon Borough of Enfield
WardLower Edmonton
Latitude51.626417
Longitude-0.047930
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