Lower Edmonton · Enfield · Edmonton and Winchmore Hill constituency · 51.63011, -0.04355

N9 8QL— Lower Edmonton, Enfield

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

 

Schools 100%Safety 71/100Transport 18/100Yield 4.61%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
47
Safety
71
Schools
90
Transport
18
Environment
76
Investment
55

The bottom line

N9 8QL 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 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N9 8QL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-23.6% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for N9 8QL

🛡️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 8QL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Delta Primary School

Not yet inspected · Inspected Mar 2025 · 4 min walk

KS2: 103.9

★★

Secondary

AIM Academy North London

Good · Inspected Dec 2023 · 4 min walk

P8: +0.50A8: 38.4

100% of local schools rated Good or Outstanding · based on 7 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

88.2 incidents per 1,000 residents

Higher crime than 67% of London
↑ Rising 412.0%

+20% vs borough

Crime by type

Other27%
Violence & sexual offences24%
Anti-social behaviour16%
Vehicle crime16%
Drug offences7%
Burglary7%
Theft2%
Robbery1%

Stop & search

2.1

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

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 · 1.8km

Crime is +36% above London average

Property

Prices, sales volume and market trends

Avg floor area74.1 m²

EPC breakdown

C
5%
D
17%
E
3%
G
2%

Based on 27 properties · Confidence: medium

Street mix

Semi 3%Terraced 94%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

Energy & construction

Solar yield846 kWh/kWp/yr
Rebuild cost estimate£185,250
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,552
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+7.8%

Total change

+667%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.0%

per year

Acceleration

-60.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached3.2%
Terraced93.5%
Flat/maisonette3.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£60k£90k+50%2.2
Post-dot-com plateau2001–2004£114k£173k+51.8%2
Pre-crash peak2005–2006£179k£218k+21.6%2.5
Help-to-Buy recovery2014–2016£235k£290k+23.4%2
Brexit uncertainty2018–2019£385k£328k-14.9%1
Rate-rise correction2022–2023£500k£460k-8%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
7.9%
District
8.1%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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

Edmonton Green Rail StationWeaver · Greater Anglia
17 min walk
Ponders EndNational Rail
18 min walk
Southbury Rail StationGreater Anglia · Weaver
27 min walk
Silver Street Rail StationGreater Anglia · Weaver
30 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
42 min walk
No bus stops within 400m

13

Walkability score

31

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)

Total spaces (800m)27
Nearest car park324m
Santander docks (800m)0
Nearest cycle dock5.8 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 AONB57% green spaceTree canopy: 25%
More green space than 98% of London

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

23 min walk

61%

Recommend GP

61%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 2.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Lucky Dragon (809 m)

Nearest supermarketOncu Food · 833 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

849m

Post office

Nearby shops

Budgens725 m
Olympic Cash and Carry783 m
Akshar News788 m
Suvacaviis Ltd809 m

Nearby cafes

Traditional Turkish Coffee House785 m
Ponderosa815 m

Nearby restaurants

Lucky Dragon809 m
Cee Bee810 m
Perfect Fried Chicken843 m
Micky's845 m

Nearby pubs

The Cart298 m
The Cock Tavern809 m

Nearby gyms

Lee Valley Athletics Centre419 m

Nearby pharmacies

VMS Pharmacy810 m
Konnexions847 m
Virens Chemist1.0 km

Nearby health

Nightingale Surgery1.0 km
Food hygiene (5-star)62% of 26

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

55

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 score10/100
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

16.6

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,449m
Crossrail 2 route4,801m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,624 nationally

1,451

Est. population

3,946/km²

47%

Employed

25%

Degree educated

£32,100

Median income

10.1%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

40

Community stability

Age profile

34%
19%
19%
17%
Under 1834%
18–3420%
35–4919%
50–6417%
65+10%

Tenure

16%
19%
53%
Own outright16%
Own (mortgage)11%
Private rent19%
Social rent53%
Shared ownership1%
Rent free1%

Ethnicity

19%
37%
16%
White British19%
White Other13%
Asian10%
Black37%
Mixed6%
Other16%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine28%
No car household43%
Unemployed5%
No qualifications29%

Housing tenure (Census 2021)

Social rent53%
Private rent19%

vs. London

Income vs London-23.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
9
Local approval rate
73%
Borough approval rate
74%
Historic landfill (400m)
3
Opportunity area
Lee Valley
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
442 homes · BOUNDED BY THE RAILWAY, BOUNDED BY THE RAILWAY, CHARLTON ROAD, GOODWIN ROAD, N9 0EP
Pipeline pressure
NONE

Named schemes (500m)

BOUNDED BY THE RAILWAY, BOUNDED BY THE RAILWAY, CHARLTON ROAD, GOODWIN ROAD, N9 0EP442 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
White House, White House, Montagu Road, N9 0HT3 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 8QL

Full postcodeN9 8QL
Postcode districtN9
BoroughLondon Borough of Enfield
WardLower Edmonton
Latitude51.630112
Longitude-0.043552
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