Lower Edmonton · Enfield · Edmonton and Winchmore Hill constituency · 51.62558, -0.05990

N9 7AD— Lower Edmonton, Enfield

Location and area intelligence for N9 7AD, Lower Edmonton, Enfield

High-connectivity investment target

 

Schools 100%Safety 24/100Transport 49/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
49
Safety
24
Schools
90
Transport
49
Environment
61
Investment
54

The bottom line

N9 7AD offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catches: high noise levels nearby; 56 min to victoria — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

N9 7AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-26.7% vs London avg
vs London crime+479.0% vs London avg

Deep-dive guides for N9 7AD

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart⚠️ Very high crime

“High-connectivity investment target”

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How N9 7AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Edmund's Catholic Primary School

Not yet inspected · 6 min walk

KS2: 108.1

★★

Secondary

The Latymer School

Good · Inspected Mar 2022 · 12 min walk

P8: +0.74A8: 81.0

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

376.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 349.2%

+410% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other37%
Violence & sexual offences18%
Anti-social behaviour15%
Drug offences9%
Theft8%
Robbery6%
Vehicle crime3%
Burglary3%

Stop & search

12.0

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 661m

Crime is +479% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,524/m²
Price per ft²£420/ft²
Avg floor area43.3 m²

EPC breakdown

B
4%
C
34%
D
12%

Based on 50 properties · Confidence: high

Street mix

Flat 100%

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£108,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band AAnnual charge £1,330
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2026 · CAGR

+4.9%

Total change

+265%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.0%

per year

Acceleration

-2.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £100k–£125k · 54 sales

Property Type Mix

Total: 54 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£52k£60k+15.4%5.5
Post-dot-com plateau2001–2004£64k£117k+83.6%4.2
Pre-crash peak2005–2007£116k£134k+15.5%4
GFC & correction2008–2011£110k£117k+6.4%1
Help-to-Buy recovery2014–2016£158k£231k+46.3%1
Brexit uncertainty2019–2019£198k£198k+0%2
Pandemic surge2021–2021£200k£200k+0%1
Rate-rise correction2022–2023£200k£205k+2.5%2
Current market2025–2026£200k£190k-5%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
6%
District
6.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Below London average
Edmonton Green

Nearby stations

Edmonton Green Rail StationWeaver · Greater Anglia
1 min walk
Edmonton GreenNational Rail
1 min walk
Silver Street Rail StationGreater Anglia · Weaver
16 min walk
White Hart Lane Rail StationWeaver · Greater Anglia
30 min walk
Southbury Rail StationWeaver · Greater Anglia
33 min walk
No bus stops within 400m

57

Walkability score

175

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria ★56 min
Waterloo63 min ↑
Canary Wharf68 min ↑
City59 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)1021
Nearest car park117m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
St Georges Multi-Storey Car Park419 spaces· yes
231m
🅿️
South Car Park407 spaces
284m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.9 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.5 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): 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 yield849.6 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

14 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

11

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

3

Convenience

Nearest supermarketLidl · 104 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)

284m

Post office

Nearby shops

Edmonton Convenience Store99 m
Aksu Food Centre126 m
King's Off Licence407 m
Rama516 m

Nearby cafes

Station Cafe125 m
Peckish135 m
N9 cafe205 m
Victoria Cafe509 m

Nearby restaurants

Domino's91 m
Subway93 m
Mazhil96 m
Kaimoto102 m

Nearby pubs

Railway Tavern182 m
The Lamb258 m
Hyde Arms540 m
The King William569 m

Nearby gyms

Edmonton Leisure Centre164 m

Nearby pharmacies

Boots245 m
Asda321 m
Skot522 m
VMS Pharmacy1.0 km

Nearby health

Church Street Dental Practice281 m
Food hygiene (5-star)52% of 151

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

A

High street health

Investment

Investment grade, yield and market outlook

54

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,705m
Crossrail 2 route4,170m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 888 nationally

2,328

Est. population

13,348/km²

45%

Employed

26%

Degree educated

£30,800

Median income

10.8%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

33

Community stability

Age profile

29%
19%
22%
17%
13%
Under 1829%
18–3419%
35–4922%
50–6417%
65+13%

Tenure

19%
67%
Own outright3%
Own (mortgage)5%
Private rent19%
Social rent67%
Shared ownership6%
Rent free0%

Ethnicity

15%
15%
37%
17%
White British15%
White Other15%
Asian11%
Black37%
Mixed5%
Other17%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine29%
No car household64%
Unemployed6%
No qualifications32%

Housing tenure (Census 2021)

Social rent67%
Private rent19%

vs. London

Income vs London-26.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
13
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
15
Local approval rate
76%
Borough approval rate
74%
Opportunity area
Lee Valley
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
30
Largest scheme
282 homes · BARBOT ESTATE (NORTHERN PART OF SITE), BARBOT ESTATE (NORTHERN PART OF SITE), VICTORIA ROAD, N9
Pipeline pressure
NONE

Named schemes (500m)

BARBOT ESTATE (NORTHERN PART OF SITE), BARBOT ESTATE (NORTHERN PART OF SITE), VICTORIA ROAD, N9282 homes
completed
Land at and adjoining Edmonton Green Shopping Centre, Land at and adjoining Edmonton Green Shopping Centre, The Broadway, Hereford Road, N9173 homes
completed
FORMER TOBACCO FACTORY, FORMER TOBACCO FACTORY, CHICHESTER ROAD, N993 homes
completed
LAND AT 1A, LAND AT 1A, THE GREEN, N960 homes
completed
LAND AT NORTH END OF, LAND AT NORTH END OF, ACTON CLOSE, N944 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 7AD

Full postcodeN9 7AD
Postcode districtN9
BoroughLondon Borough of Enfield
WardLower Edmonton
Latitude51.625582
Longitude-0.059900
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