Jubilee · Enfield · Edmonton and Winchmore Hill constituency · 51.63820, -0.04359

N9 8HE— Jubilee, Enfield

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

The family fortress

 

Schools 100%Safety 81/100Transport 28/100Yield 4.61%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
57
Safety
81
Schools
90
Transport
28
Environment
88
Investment
59

The bottom line

N9 8HE offers exceptional schools (100% Good/Outstanding), low crime and a green environment — 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 8HE

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 8HE

🛡️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 8HE 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

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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.5km

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area68.4 m²

EPC breakdown

C
13%
D
15%
E
2%

Based on 30 properties · Confidence: high

Street mix

Semi 25%Terraced 75%

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£171,000
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
WallsCavity wall, filled cavity
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

1997–2023 · CAGR

+7.3%

Total change

+530%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.0%

per year

Acceleration

+44.40

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached25%
Terraced75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£64k£95k+49.6%1
Post-dot-com plateau2001–2004£123k£183k+48.4%2.2
Pre-crash peak2006–2007£183k£240k+31.1%1
GFC & correction2011–2011£201k£201k+0%1
Help-to-Buy recovery2014–2016£248k£298k+20%1.5
Brexit uncertainty2018–2019£397k£320k-19.4%1
Rate-rise correction2023–2023£400k£400k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
7.2%
District
7.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
9 min walk
Southbury Rail StationGreater Anglia · Weaver
17 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
24 min walk
Enfield Town Rail StationWeaver
36 min walk
Silver Street Rail StationGreater Anglia · Weaver
39 min walk
No bus stops within 400m

26

Walkability score

32

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 park263m
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: 12.6 km away✗ Not Green Belt✗ Not AONB73% green spaceTree canopy: 43%
More green space than 99% 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

12 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 · 3.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

10

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Picture Palace (629 m)

Nearest supermarketAsda · 420 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

691m

Post office

Nearby shops

Budgens229 m
Vicksha's News317 m
Ponders End Newsagents421 m
Richard Morris584 m

Nearby cafes

Premier Café654 m
Traditional Turkish Coffee House768 m
Ponderosa819 m
Premier Cafe989 m

Nearby restaurants

Limassol315 m
Dixy318 m
Poezja Smaku491 m
Ponders End Kebab498 m

Nearby pubs

The Picture Palace629 m
The Goat968 m
The Cart1.2 km

Nearby gyms

Laser Quest953 m
Lee Valley Athletics Centre977 m

Nearby pharmacies

Virens Chemist316 m
Konnexions580 m

Nearby health

Nightingale Surgery281 m
Food hygiene (5-star)29% of 63

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

23.1

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,319m
Crossrail 2 route5,679m

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)
21
Planning apps (3 years)
8
Local approval rate
67%
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)
18
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
45-47 & 49, 45-47 & 49, HIGH STREET, ENFIELD, EN3 4EF17 homes
completed
9, Rydal Way, EN3 4PQ4 homes
completed
29, Rydal Way, EN3 4PQ3 homes
completed
22, 22, Clifford Road, N92 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 8HE

Full postcodeN9 8HE
Postcode districtN9
BoroughLondon Borough of Enfield
WardJubilee
Latitude51.638197
Longitude-0.043595
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