Jubilee · Enfield · Edmonton and Winchmore Hill constituency · 51.63476, -0.04668

N9 8BY— Jubilee, Enfield

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

 

Schools 100%Safety 74/100Transport 22/100Yield 4.61%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
47
Safety
74
Schools
90
Transport
22
Environment
63
Investment
61

The bottom line

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

The catches: 54 min to city — 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 8BY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-19.8% vs London avg
vs London crime+6.0% vs London avg

Deep-dive guides for N9 8BY

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

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Postcode Personality

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How N9 8BY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Delta Primary School

Not yet inspected · Inspected Mar 2025 · 3 min walk

KS2: 103.9

★★

Secondary

AIM Academy North London

Good · Inspected Dec 2023 · 3 min walk

P8: +0.50A8: 38.4

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 · 54 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.6 incidents per 1,000 residents

Higher crime than 53% of London
↑ Rising 1550.0%

-7% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour20%
Other20%
Drug offences11%
Vehicle crime11%
Theft3%
Robbery2%
Burglary2%

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 · 1.8km

Crime is +6% above London average

Property

Prices, sales volume and market trends

Avg floor area77.9 m²

EPC breakdown

C
1%
D
10%
E
1%

Based on 12 properties · Confidence: medium

Street mix

Terraced 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

Energy & construction

Solar yield846 kWh/kWp/yr
Rebuild cost estimate£194,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1996–2022 · CAGR

+7.8%

Total change

+613%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.2%

per year

Acceleration

+49.71

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 14 sales

Property Type Mix

Total: 14 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£64k£120k+87.5%1.2
Post-dot-com plateau2003–2004£170k£215k+26.2%1.5
Pre-crash peak2005–2005£228k£228k+0%1
Help-to-Buy recovery2015–2015£308k£308k+0%1
Brexit uncertainty2019–2019£373k£373k+0%1
Pandemic surge2021–2021£330k£330k+0%1
Rate-rise correction2022–2022£456k£456k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
7.2%
District
7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
14 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
19 min walk
Southbury Rail StationGreater Anglia · Weaver
20 min walk
Silver Street Rail StationWeaver · Greater Anglia
33 min walk
Enfield Town Rail StationWeaver
37 min walk
No bus stops within 400m

28

Walkability score

11

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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)27
Nearest car park191m
Santander docks (800m)0
Nearest cycle dock6.2 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: 12.2 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 13%
Above average green space

Nearest SSSI: Chingford Reservoirs SSSI — 1.9 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

16 min walk

61%

Recommend GP

61%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 3.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cock Tavern (531 m)

Nearest supermarketOncu Food · 352 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

406m

Post office

Nearby shops

Richard Morris346 m
Eurostar348 m
Budgens399 m
Akshar News416 m

Nearby cafes

Traditional Turkish Coffee House421 m
Ponderosa473 m
Joe's Cafe564 m

Nearby restaurants

Perfect Fried Chicken349 m
Micky's412 m
Dixy454 m
Limassol487 m

Nearby pubs

The Cock Tavern531 m
The Cart802 m
The King William825 m
The Picture Palace967 m

Nearby gyms

Lee Valley Athletics Centre807 m

Nearby pharmacies

Konnexions345 m
Virens Chemist462 m
VMS Pharmacy500 m

Nearby health

Nightingale Surgery499 m
Food hygiene (5-star)37% of 49

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

61

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

18.8

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,897m
Crossrail 2 route5,265m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,227 nationally

1,923

Est. population

15,287/km²

48%

Employed

26%

Degree educated

£33,700

Median income

11.4%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

36

Community stability

Age profile

32%
19%
21%
17%
Under 1832%
18–3419%
35–4921%
50–6417%
65+12%

Tenure

23%
18%
40%
19%
Own outright23%
Own (mortgage)18%
Private rent40%
Social rent19%
Shared ownership1%
Rent free0%

Ethnicity

16%
16%
14%
29%
20%
White British16%
White Other16%
Asian14%
Black29%
Mixed5%
Other20%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine30%
No car household41%
Unemployed5%
No qualifications32%

Housing tenure (Census 2021)

Private rent40%
Social rent19%

vs. London

Income vs London-19.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
9
Local approval rate
62%
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)
9
Largest scheme
442 homes · BOUNDED BY THE RAILWAY, BOUNDED BY THE RAILWAY, CHARLTON ROAD, GOODWIN ROAD, N9 0EP
Pipeline pressure
NONE

Named schemes (500m)

Salisbury School, Salisbury School, Turin Road, Enfield, N9 8DQ10 homes
completed
2A, 2A, CAUSEYWARE ROAD, N9 8BS9 homes
completed
148, 148, St Josephs Road, N9 8NT4 homes
completed
44, 44, NIGHTINGALE ROAD, N9 8AR2 homes
completed
7, 7, CAUSEYWARE ROAD, N9 8BP2 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 8BY

Full postcodeN9 8BY
Postcode districtN9
BoroughLondon Borough of Enfield
WardJubilee
Latitude51.634759
Longitude-0.046676
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