Lower Edmonton · Enfield · Edmonton and Winchmore Hill constituency · 51.63160, -0.06168

N9 7JP— Lower Edmonton, Enfield

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

The family fortress

 

Schools 100%Safety 69/100Transport 28/100Yield 6.54%

Best for: Families

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

Liveability
57
Safety
69
Schools
90
Transport
28
Environment
78
Investment
66

The bottom line

N9 7JP offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £266,000 median — strong value for Families who can accept its trade-offs.

The catch: 62 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N9 7JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London avg price-48.8% vs London avg
vs London income-17.4% vs London avg
vs London crime+56.0% vs London avg

Deep-dive guides for N9 7JP

🛡️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 N9 7JP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Churchfield Primary School

Good · Inspected Nov 2022 · 6 min walk

KS2: 103.7

★★

Secondary

The Latymer School

Good · Inspected Mar 2022 · 13 min walk

P8: +0.74A8: 81.0

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

101.6 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 337.0%

+38% vs borough

Crime by type

Violence & sexual offences33%
Other24%
Anti-social behaviour17%
Vehicle crime12%
Drug offences6%
Burglary4%
Robbery2%
Theft1%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 706m

Crime is +56% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£266,000

Median sale price

Bottom 25% — 49% below London median

£266,000 is 49% below the London median (£520,000)

+105.8%

This year

Terraced

Dominant type

Price history

5-year change
+18.2%
Sales (24 months)5
New build0.0%
Avg terraced£266,000
Price per m²£4,346/m²
Price per ft²£404/ft²
Avg floor area61 m²

EPC breakdown

C
5%
D
28%
E
4%

Based on 37 properties · Confidence: high

Street mix

Terraced 52%Flat 47%Other 2%

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£800
First-time buyerFTB
£0
Additional propertyBTL/2nd
£8,780

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

7.7×

Price-to-income

£1,331/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£152,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.2%

Total change

+516%

Market Activity

Price Velocity & Acceleration

Current Velocity

+102.7%

per year

Acceleration

+133.85

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 50 sales

Property Type Mix

Total: 50 sales

Terraced58%
Flat/maisonette42%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£60k+17.6%2.6
Post-dot-com plateau2001–2004£114k£126k+11%2.8
Pre-crash peak2005–2007£120k£136k+13.3%3.3
GFC & correction2008–2011£235k£125k-46.8%1.7
Help-to-Buy recovery2013–2016£225k£269k+19.6%1.2
Pandemic surge2021–2021£225k£225k+0%1
Current market2024–2025£155k£314k+102.7%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Weakest performer

Terraced

-0.2% alpha

Flat/maisonette+1.1% α
Local
12.7%
District
11.6%
Terraced-0.2% α
Local
6.2%
District
6.4%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Edmonton Green Rail StationGreater Anglia · Weaver
9 min walk
Edmonton GreenNational Rail
9 min walk
Silver Street Rail StationGreater Anglia · Weaver
24 min walk
Southbury Rail StationGreater Anglia · Weaver
25 min walk
Enfield Town Rail StationWeaver
32 min walk
No bus stops within 400m

23

Walkability score

41

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria ★62 min
Waterloo69 min ↑
Canary Wharf74 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)10
Nearest car park569m
Santander docks (800m)0
Nearest cycle dock6.3 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterHIGH
High
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.5 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 22%
More green space than 91% 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

22 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

15

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The King William (437 m)

Nearest supermarketLidl · 784 m
4 tennis courts1 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)

965m

Post office

Nearby shops

Sirwan Food Centre439 m
Kushan News444 m
Edmonotn Sayas469 m
Annika482 m

Nearby cafes

Joe's Cafe534 m
Ponderosa635 m
Traditional Turkish Coffee House688 m
Peckish717 m

Nearby restaurants

Kervan Sofrasi413 m
Acora429 m
Chennai Spice463 m
Best Kebab & Fish472 m

Nearby pubs

The King William437 m
The Cock Tavern567 m
The Lamb693 m
Railway Tavern804 m

Nearby gyms

Edmonton Leisure Centre834 m

Nearby pharmacies

VMS Pharmacy601 m
Boots702 m
Asda1.0 km
Skot1.0 km

Nearby health

Church Street Dental Practice665 m
Food hygiene (5-star)52% of 63

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

66

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
6.5% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months3

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

25/100

Velocity score

Future outlook

52.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,341m
Crossrail 2 route4,842m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,201 nationally

1,979

Est. population

14,207/km²

54%

Employed

28%

Degree educated

£34,700

Median income

12.5%

Claimant rate

Inner cityHigh densityRenters

37

Community stability

Age profile

31%
20%
21%
17%
Under 1832%
18–3420%
35–4921%
50–6417%
65+11%

Tenure

24%
22%
41%
13%
Own outright24%
Own (mortgage)22%
Private rent41%
Social rent13%
Shared ownership0%
Rent free0%

Ethnicity

16%
21%
30%
13%
White British16%
White Other21%
Asian13%
Black30%
Mixed6%
Other13%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine26%
No car household41%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Private rent41%
Social rent13%

vs. London

Income vs London-17.4%
Price vs London-48.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
13
Local approval rate
82%
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)
20
Largest scheme
123 homes · FORMER RAILWAY LAND OFF, FORMER RAILWAY LAND OFF, BURY STREET, ST EDMUNDS ROAD (REAR OF 13-73), N9
Pipeline pressure
NONE

Named schemes (500m)

FORMER RAILWAY LAND OFF, FORMER RAILWAY LAND OFF, BURY STREET, ST EDMUNDS ROAD (REAR OF 13-73), N9123 homes
completed
FORMER TOBACCO FACTORY, FORMER TOBACCO FACTORY, CHICHESTER ROAD, N993 homes
completed
LAND AT NORTH END OF, LAND AT NORTH END OF, ACTON CLOSE, N944 homes
completed
LAND ADJACENT TO CROYLAND YOUTH CENTRE, LAND ADJACENT TO CROYLAND YOUTH CENTRE, CROYLAND ROAD, N919 homes
completed
LAND ADJOINING, 298, LAND ADJOINING, 298, CROYLAND ROAD, N913 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£266,000)

£800

Standard buyer

£0

First-time buyer

Save £800

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 N9 7JP

Full postcodeN9 7JP
Postcode districtN9
BoroughLondon Borough of Enfield
WardLower Edmonton
Latitude51.631600
Longitude-0.061680
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