Jubilee · Enfield · Edmonton and Winchmore Hill constituency · 51.63668, -0.04801

N9 8DL— Jubilee, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 19/100Yield 4.61%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
53
Safety
79
Schools
90
Transport
19
Environment
72
Investment
56

The bottom line

N9 8DL 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 9 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N9 8DL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment 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 8DL

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How N9 8DL 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 · 4 min walk

KS2: 108.0

★★

Secondary

AIM Academy North London

Good · Inspected Dec 2023 · 6 min walk

P8: +0.50A8: 38.4

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 · 56 min walk

7 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

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 +17% above London average

Property

Prices, sales volume and market trends

Avg floor area84 m²

EPC breakdown

D
2%

Based on 2 properties · Confidence: very_low

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£210,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band DAnnual charge £1,995
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2016 · CAGR

+7%

Total change

+235%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.9%

per year

Acceleration

-6.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 7 sales

Property Type Mix

Total: 7 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£90k£90k+0%2
Post-dot-com plateau2001–2002£150k£165k+10%1
Pre-crash peak2007–2007£228k£228k+0%2
Help-to-Buy recovery2016–2016£300k£300k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.6% alpha

Terraced-1.6% α
Local
10.9%
District
12.5%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Southbury

Nearby stations

Southbury Rail StationWeaver · Greater Anglia
17 min walk
SouthburyNational Rail
17 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
20 min walk
Enfield Town Rail StationWeaver
35 min walk
Silver Street Rail StationWeaver · Greater Anglia
35 min walk
No bus stops within 400m

39

Walkability score

40

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park245m
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: 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: 12.3 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 52%
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

13 min walk

61%

Recommend GP

61%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 3.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

10

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Cock Tavern (555 m)

Nearest supermarketOncu Food · 266 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

342m

Post office

Nearby shops

Vicksha's News234 m
Richard Morris237 m
Eurostar242 m
Akshar News411 m

Nearby cafes

Traditional Turkish Coffee House422 m
Ponderosa472 m
Joe's Cafe599 m
Premier Cafe1.1 km

Nearby restaurants

Dixy230 m
Perfect Fried Chicken246 m
Limassol266 m
Micky's355 m

Nearby pubs

The Cock Tavern555 m
The Picture Palace757 m
The King William918 m
The Cart1.0 km

Nearby gyms

Laser Quest1.1 km

Nearby pharmacies

Konnexions233 m
Virens Chemist239 m
VMS Pharmacy513 m

Nearby health

Nightingale Surgery288 m
Food hygiene (5-star)29% of 58

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

56

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 owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

20.7

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,084m
Crossrail 2 route5,461m

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)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
8
Local approval rate
70%
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)
9
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
18
Largest scheme
45 homes · THE PRIMARY CARE CENTRE , 2, THE PRIMARY CARE CENTRE , 2, ST JOSEPHS ROAD, N9 8NL
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
Salisbury School, Salisbury School, Turin Road, Enfield, N9 8DQ10 homes
completed
2A, 2A, CAUSEYWARE ROAD, N9 8BS9 homes
completed
Site corner of, Site corner of, Hertford Road, Tramway Avenue, N97 homes
completed
418-422, 418-422, HERTFORD ROAD, N9 8AA5 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 8DL

Full postcodeN9 8DL
Postcode districtN9
BoroughLondon Borough of Enfield
WardJubilee
Latitude51.636679
Longitude-0.048010
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
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