Jubilee · Enfield · Edmonton and Winchmore Hill constituency · 51.63249, -0.05248

N9 8RX— Jubilee, Enfield

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

The family fortress

 

Schools 100%Safety 76/100Transport 24/100Yield 4.61%

Best for: Families

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

Liveability
58
Safety
76
Schools
90
Transport
24
Environment
68
Investment
56

The bottom line

N9 8RX offers exceptional schools (100% Good/Outstanding) and low crime at £377,500 median — 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 8RX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London avg price-27.4% vs London avg
vs London income-19.8% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for N9 8RX

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

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“The family fortress”

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How N9 8RX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Houndsfield Primary School

Good · Inspected Jun 2023 · 3 min walk

KS2: 101.6

★★

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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 49 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.3km

Crime is 14% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£377,500

Median sale price

27% below London median

£377,500 is 27% below the London median (£520,000)

+55.4%

This year

Terraced

Dominant type

Price history

5-year change
+63.8%
Sales (24 months)6
New build0.0%
Avg terraced£385,000
Avg flat£262,500
Price per m²£5,067/m²
Price per ft²£471/ft²
Avg floor area74.8 m²

EPC breakdown

B
11%
C
16%
D
51%
E
11%

Based on 89 properties · Confidence: high

Street mix

Semi 5%Terraced 85%Flat 10%

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

Stamp duty

Standard buyer£6,375
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.2×

Price-to-income

£1,888/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield846 kWh/kWp/yr
Rebuild cost estimate£187,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.5%

Total change

+603%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.5%

per year

Acceleration

+27.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 81 sales

Property Type Mix

Total: 81 sales

Semi-detached4.9%
Terraced85.2%
Flat/maisonette9.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£117k+102.6%2.8
Post-dot-com plateau2001–2004£118k£177k+50.3%3.2
Pre-crash peak2005–2007£182k£208k+14%4
GFC & correction2008–2012£200k£225k+12.5%2.2
Help-to-Buy recovery2013–2016£211k£61k-70.9%2.7
Brexit uncertainty2017–2019£370k£338k-8.8%3
Pandemic surge2020–2021£378k£231k-38.9%1.5
Rate-rise correction2022–2022£337k£337k+0%2
Current market2024–2026£320k£408k+27.5%2.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Terraced-0.6% α
Local
6%
District
6.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing9
Trend Position10

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
13 min walk
Edmonton GreenNational Rail
13 min walk
Southbury Rail StationGreater Anglia · Weaver
23 min walk
Silver Street Rail StationWeaver · Greater Anglia
28 min walk
Enfield Town Rail StationWeaver
36 min walk
No bus stops within 400m

41

Walkability score

35

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)

Total spaces (800m)10
Nearest car park202m
Santander docks (800m)0
Nearest cycle dock6.1 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 AONB31% green spaceTree canopy: 70%
More green space than 86% of London

Nearest SSSI: Chingford Reservoirs SSSI — 2.3 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

4

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 2.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

11

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

7

Convenience

Nearest supermarketExpress Supermarket · 345 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

319m

Post office

Nearby shops

Dev's140 m
Suvacaviis Ltd148 m
Annika162 m
Edmonotn Sayas177 m

Nearby cafes

Joe's Cafe137 m
Ponderosa190 m
Traditional Turkish Coffee House199 m
N9 cafe839 m

Nearby restaurants

Lucky Dragon152 m
Cee Bee160 m
Country Fried Chicken168 m
China Rose171 m

Nearby pubs

The Cock Tavern143 m
The King William360 m
The Cart745 m
Railway Tavern919 m

Nearby pharmacies

VMS Pharmacy162 m
Konnexions405 m
Boots756 m
Virens Chemist769 m

Nearby health

Nightingale Surgery831 m
Food hygiene (5-star)44% of 68

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

56

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 score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months2

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

17/100

Velocity score

Future outlook

59.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,561m
Crossrail 2 route4,961m

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%
Price vs London-27.4%

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)
10
Local approval rate
67%
Borough approval rate
74%
Historic landfill (400m)
2
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)
12
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
2A, 2A, CAUSEYWARE ROAD, N9 8BS9 homes
completed
Site corner of, Site corner of, Hertford Road, Tramway Avenue, N97 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£377,500)

£6,375

Standard buyer

£0

First-time buyer

Save £6,375

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N9 8RX

Full postcodeN9 8RX
Postcode districtN9
BoroughLondon Borough of Enfield
WardJubilee
Latitude51.632491
Longitude-0.052481
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