Lower Edmonton · Enfield · Edmonton and Winchmore Hill constituency · 51.63088, -0.05267

N9 8RH— Lower Edmonton, Enfield

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

The family fortress

 

Schools 100%Safety 76/100Transport 27/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
54
Safety
76
Schools
90
Transport
27
Environment
67
Investment
52

The bottom line

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

The catch: 62 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

N9 8RH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: GoodInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-19.8% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for N9 8RH

🛡️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 8RH 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 · 6 min walk

P8: +0.50A8: 38.4

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 47 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.6 incidents per 1,000 residents

Better than 58% of London
↑ Rising 575.0%

-25% vs borough

Crime by type

Violence & sexual offences28%
Other22%
Anti-social behaviour20%
Vehicle crime13%
Drug offences7%
Burglary6%
Theft2%
Robbery1%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.2km

Crime is 14% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,929/m²
Price per ft²£458/ft²
Avg floor area74.6 m²

EPC breakdown

C
2%
D
14%
E
2%
F
2%
G
1%

Based on 21 properties · Confidence: medium

Street mix

Terraced 73%Flat 27%

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£186,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1996–2026 · CAGR

+6.6%

Total change

+588%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.4%

per year

Acceleration

+37.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 23 sales

Property Type Mix

Total: 23 sales

Terraced82.6%
Flat/maisonette17.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£58k£64k+9.9%2
Post-dot-com plateau2001–2003£85k£163k+92.9%2.5
Pre-crash peak2005–2007£183k£227k+23.9%1.3
GFC & correction2008–2012£190k£200k+5.3%1
Help-to-Buy recovery2014–2015£263k£168k-35.9%1.5
Brexit uncertainty2017–2017£350k£350k+0%1
Pandemic surge2021–2021£370k£370k+0%1
Rate-rise correction2023–2023£395k£395k+0%1
Current market2024–2026£330k£401k+21.4%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
8.7%
District
8.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Edmonton Green

Nearby stations

Edmonton Green Rail StationGreater Anglia · Weaver
11 min walk
Edmonton GreenNational Rail
11 min walk
Southbury Rail StationGreater Anglia · Weaver
25 min walk
Silver Street Rail StationWeaver · Greater Anglia
26 min walk
Enfield Town Rail StationWeaver
37 min walk
No bus stops within 400m

40

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria64 min ↑
Waterloo71 min ↑
Canary Wharf73 min ↑
City ★62 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park379m
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: 11.6 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Chingford Reservoirs SSSI — 2.4 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

22 min walk

61%

Recommend GP

61%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 2.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

8

Convenience

Nearest supermarketExpress Supermarket · 525 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

498m

Post office

Nearby shops

Kushan News200 m
Edmonotn Sayas204 m
Annika212 m
Sirwan Food Centre218 m

Nearby cafes

Joe's Cafe260 m
Ponderosa362 m
Traditional Turkish Coffee House378 m
N9 cafe669 m

Nearby restaurants

Acora202 m
Chennai Spice202 m
Best Kebab & Fish206 m
China Rose208 m

Nearby pubs

The King William241 m
The Cock Tavern291 m
The Cart637 m
Railway Tavern751 m

Nearby gyms

Edmonton Leisure Centre921 m

Nearby pharmacies

VMS Pharmacy326 m
Konnexions584 m
Boots586 m
Virens Chemist941 m

Nearby health

Nightingale Surgery1.0 km
Food hygiene (5-star)45% of 85

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

52

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 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

38.6

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,383m
Crossrail 2 route4,781m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,182 nationally

1,941

Est. population

23,964/km²

51%

Employed

29%

Degree educated

£33,700

Median income

11.0%

Claimant rate

Inner cityVery high densityRenters

33

Community stability

Age profile

32%
19%
21%
17%
Under 1832%
18–3419%
35–4921%
50–6417%
65+11%

Tenure

22%
17%
42%
14%
Own outright22%
Own (mortgage)17%
Private rent42%
Social rent14%
Shared ownership5%
Rent free1%

Ethnicity

14%
18%
14%
35%
15%
White British14%
White Other18%
Asian14%
Black35%
Mixed5%
Other15%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine27%
No car household47%
Unemployed6%
No qualifications31%

Housing tenure (Census 2021)

Private rent42%
Social rent14%

vs. London

Income vs London-19.8%

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)
1
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
12
Local approval rate
71%
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)
13
Largest scheme
45 homes · THE PRIMARY CARE CENTRE , 2, THE PRIMARY CARE CENTRE , 2, ST JOSEPHS ROAD, N9 8NL
Pipeline pressure
NONE

Named schemes (500m)

THE PRIMARY CARE CENTRE , 2, THE PRIMARY CARE CENTRE , 2, ST JOSEPHS ROAD, N9 8NL45 homes
completed
2A, 2A, FOREST ROAD, N9 8RX37 homes
completed
ST. MICHAEL'S CHURCH & VICARAGE, ST. MICHAEL'S CHURCH & VICARAGE, BURY STREET, N924 homes
completed
192, 192, Hertford Road, London, N13 4JU7 homes
completed
1A, Bounces Road, N9 8JA5 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 8RH

Full postcodeN9 8RH
Postcode districtN9
BoroughLondon Borough of Enfield
WardLower Edmonton
Latitude51.630875
Longitude-0.052666
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