Jubilee · Enfield · Edmonton and Winchmore Hill constituency · 51.63795, -0.03823

N9 8BD— Jubilee, Enfield

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

The family fortress

 

Schools 100%Safety 79/100Transport 26/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
51
Safety
79
Schools
90
Transport
26
Environment
77
Investment
44

The bottom line

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

The catches: 64 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N9 8BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-17.6% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for N9 8BD

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N9 8BD 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 · 10 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 · 60 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.3 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

+4% vs borough

Crime by type

Violence & sexual offences28%
Other23%
Anti-social behaviour16%
Burglary13%
Vehicle crime10%
Drug offences7%
Robbery3%
Theft1%

Road safety

96

Road safety score

4

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.7km

Crime is +17% 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£4,557/m²
Price per ft²£423/ft²
Avg floor area81.8 m²

EPC breakdown

C
15%
D
16%
E
1%
F
2%

Based on 34 properties · Confidence: high

Street mix

Semi 8%Terraced 92%

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 yield846 kWh/kWp/yr
Rebuild cost estimate£204,500
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)
RoofPitched, no insulation (assumed)
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

1995–2024 · CAGR

+6%

Total change

+444%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.2%

per year

Acceleration

+23.55

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached8%
Terraced92%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£108k+58.1%1.4
Post-dot-com plateau2003–2004£163k£195k+19.4%3
Pre-crash peak2006–2007£217k£250k+15.2%1.5
GFC & correction2008–2012£240k£190k-20.8%1.3
Help-to-Buy recovery2013–2013£243k£243k+0%1
Brexit uncertainty2018–2018£345k£345k+0%1
Rate-rise correction2022–2023£440k£355k-19.3%1
Current market2024–2024£370k£370k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
7.9%
District
7.5%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Ponders End→ Liverpool Street· 2 tph
23 min

Nearby stations

Ponders EndNational Rail
7 min walk
Southbury Rail StationGreater Anglia · Weaver
19 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
27 min walk
Enfield Town Rail StationWeaver
41 min walk
Silver Street Rail StationGreater Anglia · Weaver
41 min walk
No bus stops within 400m

18

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge74 min ↑
Victoria ★64 min
Waterloo71 min ↑
Canary Wharf80 min ↑
City69 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)

Total spaces (800m)27
Nearest car park499m
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 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: 12.7 km away✗ Not Green Belt✗ Not AONB63% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 1.2 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

14 min walk

61%

Recommend GP

61%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 3.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Picture Palace (860 m)

No restaurants within 800m — nearest: Limassol (683 m)

Nearest supermarketAsda · 680 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Budgens285 m
Vicksha's News688 m
Ponders End Newsagents733 m

Nearby cafes

Premier Café582 m

Nearby restaurants

Limassol683 m
Dixy690 m
Poezja Smaku772 m
Ponders End Kebab776 m

Nearby pubs

The Picture Palace860 m

Nearby gyms

Lee Valley Athletics Centre855 m

Nearby pharmacies

Virens Chemist687 m

Nearby health

Nightingale Surgery644 m
Food hygiene (5-star)41% of 22

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

44

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 score12/100
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 owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

41

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,386m
Crossrail 2 route5,736m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,632 nationally

1,979

Est. population

6,184/km²

50%

Employed

24%

Degree educated

£34,600

Median income

8.5%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

45

Community stability

Age profile

30%
18%
21%
19%
Under 1830%
18–3418%
35–4921%
50–6419%
65+12%

Tenure

23%
24%
23%
30%
Own outright23%
Own (mortgage)24%
Private rent23%
Social rent30%
Shared ownership1%

Ethnicity

21%
15%
32%
16%
White British22%
White Other15%
Asian11%
Black32%
Mixed4%
Other16%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine27%
No car household28%
Unemployed5%
No qualifications31%

Housing tenure (Census 2021)

Social rent30%
Private rent23%

vs. London

Income vs London-17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
8
Local approval rate
78%
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)
1
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
Largest scheme
308 homes · FORMER TI FLEXIBLE TUBES, FORMER TI FLEXIBLE TUBES, SOUTH STREET, EN3
Pipeline pressure
NONE

Named schemes (500m)

Gardiner Close, Enfield, EN3 4LP58 homes
completed
LAND TO THE WEST OF OASIS ACADEMY, 143, LAND TO THE WEST OF OASIS ACADEMY, 143, SOUTH STREET, ENFIELD, EN3 4LS38 homes
completed
58, 58, Mottingham Road, N9 8ED2 homes
completed
21, Chelsfield Avenue, N9 8EY2 homes
completed
31, 31, FALCON CRESCENT, ENFIELD, EN3 4LT2 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

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Key facts for N9 8BD

Full postcodeN9 8BD
Postcode districtN9
BoroughLondon Borough of Enfield
WardJubilee
Latitude51.637946
Longitude-0.038229
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