Lower Edmonton · Enfield · Edmonton and Winchmore Hill constituency · 51.62746, -0.05939

N9 7AJ— Lower Edmonton, Enfield

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

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 47/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
58
Safety
66
Schools
90
Transport
47
Environment
59
Investment
57

The bottom line

N9 7AJ offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

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

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Location

N9 7AJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-23.6% vs London avg
vs London crime+77.0% vs London avg

Deep-dive guides for N9 7AJ

🛡️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 Safe

“High-connectivity investment target”

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How N9 7AJ 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 · 4 min walk

KS2: 108.1

★★

Secondary

AIM Academy North London

Good · Inspected Dec 2023 · 14 min walk

P8: +0.50A8: 38.4

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

115.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 256.7%

+56% vs borough

Crime by type

Other27%
Violence & sexual offences26%
Anti-social behaviour12%
Vehicle crime11%
Drug offences10%
Burglary6%
Theft5%
Robbery4%

Stop & search

4.3

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 · 672m

Crime is +77% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,094/m²
Price per ft²£473/ft²
Avg floor area83.5 m²

EPC breakdown

C
1%
D
11%
E
8%

Based on 20 properties · Confidence: medium

Street mix

Terraced 80%Flat 20%

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£208,750
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)
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

1995–2026 · CAGR

+6.4%

Total change

+577%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.0%

per year

Acceleration

-24.47

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £100k–£125k · 28 sales

Property Type Mix

Total: 28 sales

Terraced82.1%
Flat/maisonette17.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£118k+95.8%1.4
Post-dot-com plateau2001–2004£121k£150k+24.5%2
Pre-crash peak2005–2007£169k£188k+11.2%1.5
GFC & correction2010–2011£180k£184k+2.4%1.5
Help-to-Buy recovery2015–2015£230k£230k+0%2
Brexit uncertainty2018–2018£385k£385k+0%2
Pandemic surge2020–2021£320k£440k+37.5%1
Rate-rise correction2023–2023£332k£332k+0%1
Current market2024–2026£410k£406k-1%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Terraced+0.8% α
Local
8.8%
District
8%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position75

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

51

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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)1021
Nearest car park267m
Santander docks (800m)0
Nearest cycle dock6.0 km

Nearby car parks

🅿️
St Georges Multi-Storey Car Park419 spaces· yes
438m
🅿️
South Car Park407 spaces
496m

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: 11.1 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 90% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.0 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

16 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 · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

16

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

4

Convenience

Nearest supermarketLidl · 313 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)

487m

Post office

Nearby shops

King's Off Licence238 m
Edmonton Convenience Store278 m
Aksu Food Centre300 m
Sirwan Food Centre408 m

Nearby cafes

N9 cafe277 m
Peckish303 m
Station Cafe324 m
Victoria Cafe675 m

Nearby restaurants

Pizza King Kebab House241 m
Mazhil280 m
Subway281 m
Domino's285 m

Nearby pubs

Railway Tavern317 m
The Lamb366 m
The King William376 m
Hyde Arms711 m

Nearby gyms

Edmonton Leisure Centre376 m

Nearby pharmacies

Boots246 m
Asda530 m
Skot691 m
VMS Pharmacy801 m

Nearby health

Church Street Dental Practice366 m
Food hygiene (5-star)51% of 150

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

57

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
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

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

37.5

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,917m
Crossrail 2 route4,379m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,734 nationally

1,858

Est. population

13,996/km²

49%

Employed

27%

Degree educated

£32,100

Median income

12.5%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

36

Community stability

Age profile

31%
20%
20%
18%
Under 1831%
18–3420%
35–4920%
50–6418%
65+11%

Tenure

20%
16%
35%
28%
Own outright20%
Own (mortgage)16%
Private rent35%
Social rent28%
Shared ownership0%
Rent free1%

Ethnicity

16%
21%
30%
17%
White British16%
White Other21%
Asian11%
Black30%
Mixed6%
Other17%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine27%
No car household47%
Unemployed6%
No qualifications32%

Housing tenure (Census 2021)

Private rent35%
Social rent28%

vs. London

Income vs London-23.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
11
Local approval rate
81%
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)
21
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)

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
10-12, 10-12, LION ROAD, CHURCH STREET, N9 9DR37 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 7AJ

Full postcodeN9 7AJ
Postcode districtN9
BoroughLondon Borough of Enfield
WardLower Edmonton
Latitude51.627461
Longitude-0.059386
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