Jubilee · Enfield · Edmonton and Winchmore Hill constituency · 51.63951, -0.04692

N9 8AY— Jubilee, Enfield

Location and area intelligence for N9 8AY, Jubilee, Enfield

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 23/100Yield 4.61%

Best for: Families

Compare areas

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

Liveability
55
Safety
81
Schools
90
Transport
23
Environment
72
Investment
59

The bottom line

N9 8AY offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 54 min to city — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how N9 8AY scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N9 8AY meets your needs.

Location

N9 8AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-17.6% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for N9 8AY

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N9 8AY with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How N9 8AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Woodpecker Hall Primary Academy

Good · Inspected Jun 2024 · 5 min walk

KS2: 108.0

★★

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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 60 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

60.0 incidents per 1,000 residents

Better than 54% of London
→ Stable

-19% vs borough

Crime by type

Other30%
Violence & sexual offences27%
Anti-social behaviour16%
Vehicle crime11%
Burglary7%
Theft5%
Drug offences2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.3km

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area51.2 m²

EPC breakdown

C
7%
D
11%
E
1%
F
1%
G
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 3%Flat 97%

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

Energy & construction

Solar yield846 kWh/kWp/yr
Rebuild cost estimate£128,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,995
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+5.3%

Total change

+260%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.3%

per year

Acceleration

-39.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £125k–£150k · 27 sales

Property Type Mix

Total: 27 sales

Semi-detached3.7%
Flat/maisonette96.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£52k£61k+16.9%1.7
Post-dot-com plateau2002–2004£109k£143k+30.1%2
Pre-crash peak2005–2007£145k£167k+15.2%1.7
GFC & correction2008–2011£177k£165k-6.6%1.5
Brexit uncertainty2017–2019£165k£275k+66.7%2
Rate-rise correction2022–2022£186k£186k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
5.3%
District
6.2%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Southbury Rail StationWeaver · Greater Anglia
14 min walk
SouthburyNational Rail
14 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
24 min walk
Enfield Town Rail StationWeaver
33 min walk
Silver Street Rail StationWeaver · Greater Anglia
39 min walk
No bus stops within 400m

41

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria61 min ↑
Waterloo69 min ↑
Canary Wharf65 min ↑
City ★54 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park265m
Santander docks (800m)0
Nearest cycle dock6.5 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: 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: 12.7 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Chingford Reservoirs SSSI — 1.8 km

Energy

Solar: 846 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 yield845.6 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

EAST ENFIELD MEDICAL CENTRE

188 HIGH STREET, PONDERS END, EN3 4EZ

9 min walk

61%

Recommend GP

61%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 3.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

15

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Picture Palace (438 m)

Nearest supermarketAsda · 246 m
1 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)

601m

Post office

Nearby shops

Vicksha's News114 m
Ponders End Newsagents180 m
Richard Morris493 m
Budgens493 m

Nearby cafes

Premier Café707 m
Traditional Turkish Coffee House708 m
Ponderosa752 m
Premier Cafe789 m

Nearby restaurants

Limassol85 m
Dixy119 m
Poezja Smaku272 m
Ponders End Kebab282 m

Nearby pubs

The Picture Palace438 m
The Goat788 m
The Cock Tavern842 m

Nearby gyms

Laser Quest764 m
Anytime Fitness1.1 km

Nearby pharmacies

Virens Chemist109 m
Konnexions487 m
VMS Pharmacy796 m

Nearby health

Nightingale Surgery41 m
Food hygiene (5-star)26% of 65

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

59

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

21.5

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,408m
Crossrail 2 route5,784m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,933 nationally

1,751

Est. population

16,334/km²

50%

Employed

26%

Degree educated

£34,600

Median income

9.4%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

43

Community stability

Age profile

29%
19%
20%
19%
14%
Under 1829%
18–3419%
35–4920%
50–6419%
65+14%

Tenure

28%
25%
32%
15%
Own outright28%
Own (mortgage)25%
Private rent32%
Social rent15%
Shared ownership1%

Ethnicity

21%
18%
13%
20%
22%
White British21%
White Other18%
Asian13%
Black20%
Mixed5%
Other22%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine26%
No car household31%
Unemployed5%
No qualifications32%

Housing tenure (Census 2021)

Private rent32%
Social rent15%

vs. London

Income vs London-17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
8
Local approval rate
66%
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
0
Under construction
0
Completed (3yr)
25
Largest scheme
167 homes · 188 - 214, 188 - 214, Ponders End High Street, Enfield, EN3 4EZ
Pipeline pressure
NONE

Named schemes (500m)

LAND BETWEEN CAR LOT AND, 2-24, LAND BETWEEN CAR LOT AND, 2-24, HIGH STREET, SOUTHFIELD ROAD, PONDERS END, EN320 homes
completed
45-47 & 49, 45-47 & 49, HIGH STREET, ENFIELD, EN3 4EF17 homes
completed
444, 444, Lincoln Road, EN37 homes
completed
9, Rydal Way, EN3 4PQ4 homes
completed
29, Rydal Way, EN3 4PQ3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.7%
Ward turnout
32%
Election year
2022
MP
Kate Osamor (Labour (Co-op))
MP majority
12,632
Constituency
Edmonton and Winchmore Hill

Councillors

Nesil CaliskanLabour
Chinelo AnyanwuLabour
Alev CazimogluLabour

Live in N9 8AY? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N9 8AY.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Enfield with nearby boroughs:

Enfield vs HaringeyEnfield vs BarnetEnfield vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track N9 8AY

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N9 8AY

Full postcodeN9 8AY
Postcode districtN9
BoroughLondon Borough of Enfield
WardJubilee
Latitude51.639511
Longitude-0.046920
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