Haselbury · Enfield · Edmonton and Winchmore Hill constituency · 51.62839, -0.07096

N9 9AF— Haselbury, Enfield

Location and area intelligence for N9 9AF, Haselbury, Enfield

 

Schools 100%Safety 66/100Transport 26/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
49
Safety
66
Schools
90
Transport
26
Environment
77
Investment
47

The bottom line

N9 9AF offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catches: 57 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N9 9AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-22.1% vs London avg
vs London crime+83.0% vs London avg

Deep-dive guides for N9 9AF

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

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How N9 9AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Starks Field Primary School

Good · Inspected Jul 2023 · 3 min walk

KS2: 100.3

★★

Secondary

The Latymer School

Good · Inspected Mar 2022 · 4 min walk

P8: +0.74A8: 81.0

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

118.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 503.2%

+61% vs borough

Crime by type

Violence & sexual offences27%
Other24%
Anti-social behaviour19%
Drug offences9%
Vehicle crime8%
Burglary6%
Theft5%
Robbery3%

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 · 184m

Crime is +83% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£3,805/m²
Price per ft²£354/ft²
Avg floor area72.3 m²

EPC breakdown

C
14%
D
32%
E
5%

Based on 51 properties · Confidence: high

Street mix

Terraced 51%Flat 47%Other 2%

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 yield850 kWh/kWp/yr
Rebuild cost estimate£180,750
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

1995–2024 · CAGR

+7.4%

Total change

+700%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.7%

per year

Acceleration

-57.90

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 43 sales

Property Type Mix

Total: 43 sales

Terraced53.5%
Flat/maisonette46.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£93k+84.2%3
Post-dot-com plateau2001–2004£73k£124k+71%2.3
Pre-crash peak2005–2007£188k£215k+14.4%2.3
GFC & correction2011–2012£250k£184k-26.4%1.5
Help-to-Buy recovery2013–2016£240k£220k-8.2%2.3
Brexit uncertainty2017–2019£316k£288k-8.9%2.5
Pandemic surge2020–2020£230k£230k+0%1
Rate-rise correction2023–2023£379k£379k+0%2
Current market2024–2024£404k£404k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Weakest performer

Terraced

-2% alpha

Flat/maisonette+0.6% α
Local
7.6%
District
7%
Terraced-2% α
Local
5.2%
District
7.2%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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 StationWeaver · Greater Anglia
10 min walk
Edmonton GreenNational Rail
10 min walk
Silver Street Rail StationGreater Anglia · Weaver
19 min walk
White Hart Lane Rail StationWeaver · Greater Anglia
32 min walk
Southbury Rail StationWeaver · Greater Anglia
32 min walk
No bus stops within 400m

9

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria ★57 min
Waterloo64 min ↑
Canary Wharf72 min ↑
City62 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)

Nearest car park452m
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: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.0 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.0 km

Energy

Solar: 850 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 yield849.6 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GREEN CEDARS MEDICAL CENTRE

93 SILVER STREET, EDMONTON, N18 1RP

17 min walk

69%

Recommend GP

69%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lamb (602 m)

Nearest supermarketTFC supermarket · 960 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

694m

Post office

Nearby shops

Rama708 m
Aksu Food Centre745 m

Nearby cafes

Victoria Cafe697 m
Peckish734 m
Station Cafe792 m

Nearby restaurants

Kervan526 m
Andrews Fish Bar580 m
Greggs648 m
Favorite Chicken and Ribs684 m

Nearby pubs

The Lamb602 m
Hyde Arms727 m
The Beehive845 m
Stag & Hounds923 m

Nearby pharmacies

Skot715 m

Nearby health

Church Street Dental Practice565 m
Food hygiene (5-star)54% of 41

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

47

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 score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months0

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

4/100

Velocity score

Future outlook

28.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,888m
Crossrail 2 route4,553m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 835 nationally

1,576

Est. population

9,515/km²

46%

Employed

25%

Degree educated

£32,700

Median income

15.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

33

Community stability

Age profile

26%
22%
20%
18%
13%
Under 1826%
18–3422%
35–4920%
50–6418%
65+13%

Tenure

16%
13%
38%
31%
Own outright16%
Own (mortgage)13%
Private rent38%
Social rent31%
Shared ownership1%
Rent free0%

Ethnicity

22%
18%
30%
15%
White British22%
White Other18%
Asian12%
Black30%
Mixed4%
Other15%

Employment & lifestyle

Managerial / professional15%
Routine / semi-routine27%
No car household50%
Unemployed6%
No qualifications34%

Housing tenure (Census 2021)

Private rent38%
Social rent31%

vs. London

Income vs London-22.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
32
Planning apps (3 years)
12
Local approval rate
91%
Borough approval rate
74%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
24
Largest scheme
253 homes · RUSSELLS NURSERY & ALLOTMENTS, RUSSELLS NURSERY & ALLOTMENTS, CHURCH STREET, CYPRUS ROAD (25), N9
Pipeline pressure
NONE

Named schemes (500m)

RUSSELLS NURSERY & ALLOTMENTS, RUSSELLS NURSERY & ALLOTMENTS, CHURCH STREET, CYPRUS ROAD (25), N9253 homes
completed
CORNERWAYS, CORNERWAYS, CYPRUS ROAD, LATYMER ROAD, N918 homes
completed
Gatward Green, N9 9AW12 homes
completed
145, 145, CHURCH STREET, N9 9RN9 homes
completed
139, Church Street, N9 9RN7 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.7%
Ward turnout
30%
Election year
2022
MP
Kate Osamor (Labour (Co-op))
MP majority
12,632
Constituency
Edmonton and Winchmore Hill

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Key facts for N9 9AF

Full postcodeN9 9AF
Postcode districtN9
BoroughLondon Borough of Enfield
WardHaselbury
Latitude51.628390
Longitude-0.070963
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