Jubilee · Enfield · Edmonton and Winchmore Hill constituency · 51.63159, -0.04804

N9 8NN— Jubilee, Enfield

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

 

Schools 100%Safety 67/100Transport 22/100Yield 4.61%

Best for: Families

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

Liveability
48
Safety
67
Schools
90
Transport
22
Environment
59
Investment
62

The bottom line

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

The catch: 54 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

N9 8NN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-19.8% vs London avg
vs London crime+74.0% vs London avg

Deep-dive guides for N9 8NN

🛡️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 8NN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Eldon Primary School

Good · Inspected Feb 2022 · 2 min walk

★★

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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

113.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 328.0%

+54% vs borough

Crime by type

Violence & sexual offences29%
Other21%
Anti-social behaviour19%
Vehicle crime13%
Drug offences7%
Burglary7%
Theft3%
Robbery1%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

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 · 1.5km

Crime is +74% above London average

Property

Prices, sales volume and market trends

Avg floor area85.1 m²

EPC breakdown

C
24%
D
14%
E
3%

Based on 41 properties · Confidence: high

Street mix

Semi 11%Terraced 57%Flat 32%

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£212,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
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

1995–2023 · CAGR

+5.8%

Total change

+391%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.7%

per year

Acceleration

-18.58

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 50 sales

Property Type Mix

Total: 50 sales

Semi-detached12%
Terraced56%
Flat/maisonette32%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£70k£66k-5%2.5
Post-dot-com plateau2001–2004£114k£152k+33.3%3
Pre-crash peak2005–2007£150k£199k+32.3%3
GFC & correction2008–2012£206k£150k-27%1.2
Help-to-Buy recovery2013–2015£229k£351k+53.5%2
Brexit uncertainty2017–2018£286k£321k+12.2%1.5
Pandemic surge2020–2020£405k£405k+0%1
Rate-rise correction2022–2023£413k£344k-16.7%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Weakest performer

Terraced

-0.4% alpha

Flat/maisonette+1.2% α
Local
15%
District
13.8%
Terraced-0.4% α
Local
6.8%
District
7.2%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
Edmonton Green

Nearby stations

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

25

Walkability score

8

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 park456m
Santander docks (800m)0
Nearest cycle dock6.0 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: 11.8 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 85% of London

Nearest SSSI: Chingford Reservoirs SSSI — 2.1 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

20 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 · 2.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

14

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cock Tavern (457 m)

Nearest supermarketOncu Food · 519 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

519m

Post office

Nearby shops

Olympic Cash and Carry437 m
Akshar News444 m
Suvacaviis Ltd457 m
Dev's460 m

Nearby cafes

Traditional Turkish Coffee House440 m
Joe's Cafe460 m
Ponderosa466 m
N9 cafe917 m

Nearby restaurants

Lucky Dragon457 m
Cee Bee458 m
Country Fried Chicken476 m
China Rose478 m

Nearby pubs

The Cock Tavern457 m
The Cart487 m
The King William569 m

Nearby gyms

Lee Valley Athletics Centre744 m

Nearby pharmacies

VMS Pharmacy459 m
Konnexions542 m
Virens Chemist805 m
Boots840 m

Nearby health

Nightingale Surgery851 m
Food hygiene (5-star)42% of 64

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

62

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

20.9

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,532m
Crossrail 2 route4,901m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,923 nationally

1,888

Est. population

10,120/km²

51%

Employed

27%

Degree educated

£33,700

Median income

10.8%

Claimant rate

SuburbanHigh densityRenters

36

Community stability

Age profile

32%
19%
21%
18%
Under 1832%
18–3419%
35–4921%
50–6418%
65+10%

Tenure

23%
22%
42%
Own outright23%
Own (mortgage)22%
Private rent42%
Social rent12%
Shared ownership1%

Ethnicity

16%
20%
33%
16%
White British16%
White Other20%
Asian10%
Black33%
Mixed5%
Other16%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine29%
No car household38%
Unemployed6%
No qualifications31%

Housing tenure (Census 2021)

Private rent42%
Social rent12%

vs. London

Income vs London-19.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
9
Local approval rate
67%
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)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
5
Largest scheme
442 homes · BOUNDED BY THE RAILWAY, BOUNDED BY THE RAILWAY, CHARLTON ROAD, GOODWIN ROAD, N9 0EP
Pipeline pressure
NONE

Named schemes (500m)

THE PRIMARY CARE CENTRE , 2, THE PRIMARY CARE CENTRE , 2, ST JOSEPHS ROAD, N9 8NL45 homes
completed
BOUNCES ROAD ESTATE, CORNER OF, BOUNCES ROAD ESTATE, CORNER OF, BOUNCES ROAD, MONTAGU ROAD, N927 homes
completed
Salisbury School, Salisbury School, Turin Road, Enfield, N9 8DQ10 homes
completed
Garages rear of, 2, Garages rear of, 2, Huntingdon Road, N96 homes
completed
148, 148, St Josephs Road, N9 8NT4 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 8NN

Full postcodeN9 8NN
Postcode districtN9
BoroughLondon Borough of Enfield
WardJubilee
Latitude51.631590
Longitude-0.048040
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