Jubilee · Enfield · Edmonton and Winchmore Hill constituency · 51.63820, -0.04469

N9 8HD— Jubilee, Enfield

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

The family fortress

 

Schools 100%Safety 81/100Transport 27/100~5% 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
55
Safety
81
Schools
90
Transport
27
Environment
73
Investment
46

The bottom line

N9 8HD 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 8HD

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 8HD

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N9 8HD 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 · 3 min walk

KS2: 108.0

★★

Secondary

AIM Academy North London

Good · Inspected Dec 2023 · 8 min walk

P8: +0.50A8: 38.4

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 59 min walk

7 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.5km

Crime is 8% below 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£4,944/m²
Price per ft²£459/ft²
Avg floor area80.7 m²

EPC breakdown

C
18%
D
15%
E
4%
F
2%

Based on 39 properties · Confidence: high

Street mix

Semi 11%Terraced 86%Flat 3%

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£201,750
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, filled cavity
RoofPitched, 100 mm loft insulation
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

1997–2024 · CAGR

+6.7%

Total change

+475%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.2%

per year

Acceleration

-22.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £75k–£100k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached11.1%
Terraced86.1%
Flat/maisonette2.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£71k£115k+60.7%3
Post-dot-com plateau2001–2004£137k£187k+36.6%1.5
Pre-crash peak2005–2007£176k£242k+38.2%1.7
GFC & correction2008–2010£232k£240k+3.4%1.7
Help-to-Buy recovery2014–2015£200k£375k+87.5%1
Brexit uncertainty2017–2018£250k£348k+39.1%1
Pandemic surge2021–2021£465k£465k+0%2
Rate-rise correction2022–2023£361k£428k+18.6%1
Current market2024–2024£410k£410k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
6.7%
District
6.5%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing1
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
10 min walk
Southbury Rail StationGreater Anglia · Weaver
16 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
23 min walk
Enfield Town Rail StationWeaver
36 min walk
Silver Street Rail StationGreater Anglia · Weaver
38 min walk
No bus stops within 400m

31

Walkability score

44

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 park252m
Santander docks (800m)0
Nearest cycle dock6.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 12.6 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 25%
More green space than 76% of London

Nearest SSSI: Chingford Reservoirs SSSI — 1.6 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

11 min walk

61%

Recommend GP

61%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 3.4 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

46

Parks (1km)

11

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 (605 m)

Nearest supermarketAsda · 396 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)

624m

Post office

Nearby shops

Vicksha's News244 m
Budgens281 m
Ponders End Newsagents377 m
Richard Morris516 m

Nearby cafes

Premier Café697 m
Traditional Turkish Coffee House706 m
Ponderosa757 m
Joe's Cafe883 m

Nearby restaurants

Limassol244 m
Dixy244 m
Poezja Smaku455 m
Ponders End Kebab464 m

Nearby pubs

The Picture Palace605 m
The Cock Tavern840 m
The Goat951 m
The Cart1.2 km

Nearby gyms

Laser Quest932 m
Lee Valley Athletics Centre1.0 km

Nearby pharmacies

Virens Chemist243 m
Konnexions511 m
VMS Pharmacy798 m

Nearby health

Nightingale Surgery214 m
Food hygiene (5-star)27% of 60

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

46

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 score13/100
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 / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

36.5

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,301m
Crossrail 2 route5,665m

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)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
10
Local approval rate
69%
Borough approval rate
74%
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)
22
Largest scheme
58 homes · Gardiner Close, Enfield, EN3 4LP
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
Salisbury School, Salisbury School, Turin Road, Enfield, N9 8DQ10 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

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Key facts for N9 8HD

Full postcodeN9 8HD
Postcode districtN9
BoroughLondon Borough of Enfield
WardJubilee
Latitude51.638197
Longitude-0.044693
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