Lower Edmonton · Enfield · Edmonton and Winchmore Hill constituency · 51.62883, -0.05508

N9 8JA— Lower Edmonton, Enfield

Location and area intelligence for N9 8JA, Lower Edmonton, Enfield

The family fortress

 

Schools 100%Safety 75/100Transport 38/100Yield 4.61%

Best for: Families, Investors

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

Liveability
59
Safety
75
Schools
90
Transport
38
Environment
67
Investment
70

The bottom line

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

The catch: 56 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N9 8JA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-19.8% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for N9 8JA

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N9 8JA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Edmund's Catholic Primary School

Not yet inspected · 1 min walk

KS2: 108.1

★★

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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 44 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.1 incidents per 1,000 residents

Better than 52% of London
↑ Rising 373.1%

-15% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour17%
Drug offences17%
Other17%
Vehicle crime9%
Burglary7%
Theft3%
Robbery1%

Stop & search

3.1

per 1,000 residents

→ Stable

trend

Road safety

97

Road safety score

3

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 985m

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area60.9 m²

EPC breakdown

B
1%
C
3%
D
6%

Based on 10 properties · Confidence: medium

Street mix

Semi 33%Terraced 67%

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£152,250
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2002–2010 · CAGR

+1.8%

Total change

+15%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.5%

per year

Acceleration

-96.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached50%
Terraced50%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£150k£186k+24%1
Pre-crash peak2005–2005£290k£290k+0%1
GFC & correction2010–2010£173k£173k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Edmonton Green

Nearby stations

Edmonton Green Rail StationWeaver · Greater Anglia
8 min walk
Edmonton GreenNational Rail
8 min walk
Silver Street Rail StationGreater Anglia · Weaver
22 min walk
Southbury Rail StationWeaver · Greater Anglia
28 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
36 min walk
No bus stops within 400m

42

Walkability score

97

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria ★56 min
Waterloo63 min ↑
Canary Wharf68 min ↑
City59 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)1021
Nearest car park267m
Santander docks (800m)0
Nearest cycle dock6.0 km

Nearby car parks

🅿️
St Georges Multi-Storey Car Park419 spaces· yes
661m
🅿️
South Car Park407 spaces
744m

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: 11.4 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 49%
More green space than 83% of London

Nearest SSSI: Chingford Reservoirs SSSI — 2.7 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): None recorded

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

DR ME SILVER'S PRACTICE

234 FORE STREET, EDMONTON, N18 2LY

19 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

15

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

5

Convenience

Nearest supermarketLidl · 566 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

694m

Post office

Nearby shops

King's Off Licence99 m
Sirwan Food Centre171 m
Kushan News315 m
Edmonotn Sayas358 m

Nearby cafes

N9 cafe394 m
Joe's Cafe465 m
Ponderosa597 m
Peckish615 m

Nearby restaurants

Pizza King Kebab House97 m
Kervan Sofrasi228 m
Acora279 m
Chennai Spice348 m

Nearby pubs

The King William146 m
Railway Tavern474 m
The Cock Tavern510 m
The Lamb699 m

Nearby gyms

Edmonton Leisure Centre639 m

Nearby pharmacies

Boots311 m
VMS Pharmacy554 m
Asda752 m
Konnexions846 m

Nearby health

Church Street Dental Practice701 m
Food hygiene (5-star)52% of 133

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

E

High street health

Investment

Investment grade, yield and market outlook

70

Investment score

Strong

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 score15/100
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

29.6

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,125m
Crossrail 2 route4,541m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,589 nationally

1,950

Est. population

14,665/km²

56%

Employed

31%

Degree educated

£33,700

Median income

12.0%

Claimant rate

Inner cityHigh densityRenters

34

Community stability

Age profile

29%
21%
22%
18%
Under 1829%
18–3421%
35–4922%
50–6418%
65+11%

Tenure

19%
17%
41%
22%
Own outright19%
Own (mortgage)17%
Private rent41%
Social rent22%
Shared ownership2%
Rent free0%

Ethnicity

16%
19%
14%
36%
White British16%
White Other19%
Asian14%
Black36%
Mixed4%
Other11%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine29%
No car household44%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Private rent41%
Social rent22%

vs. London

Income vs London-19.8%

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)
1
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
9
Local approval rate
63%
Borough approval rate
74%
Opportunity area
Lee Valley
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
11
Largest scheme
129 homes · OPEN SPACE, OPEN SPACE, PLEVNA ROAD, N9
Pipeline pressure
NONE

Named schemes (500m)

ST. MICHAEL'S CHURCH & VICARAGE, ST. MICHAEL'S CHURCH & VICARAGE, BURY STREET, N924 homes
completed
LAND ADJACENT TO CROYLAND YOUTH CENTRE, LAND ADJACENT TO CROYLAND YOUTH CENTRE, CROYLAND ROAD, N919 homes
completed
192, 192, Hertford Road, London, N13 4JU7 homes
completed
Sales Garage, 111, Sales Garage, 111, Monmouth Road, N96 homes
completed
Adjoining, 8-10, Adjoining, 8-10, Belmont Avenue, N96 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.6%
Ward turnout
28%
Election year
2022
MP
Kate Osamor (Labour (Co-op))
MP majority
12,632
Constituency
Edmonton and Winchmore Hill

Councillors

Sinan BoztasLabour
Guney DoganLabour
Elif ErbilLabour

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Key facts for N9 8JA

Full postcodeN9 8JA
Postcode districtN9
BoroughLondon Borough of Enfield
WardLower Edmonton
Latitude51.628829
Longitude-0.055080
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