Haselbury · Enfield · Edmonton and Winchmore Hill constituency · 51.62028, -0.07368

N9 9BQ— Haselbury, Enfield

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

The family fortress

 

Schools 100%Safety 75/100Transport 26/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
50
Safety
75
Schools
90
Transport
26
Environment
65
Investment
43

The bottom line

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

The catch: 57 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N9 9BQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-22.1% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for N9 9BQ

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N9 9BQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hazelbury Primary School

Not yet inspected · 4 min walk

KS2: 106.1

★★

Secondary

The Latymer School

Good · Inspected Mar 2022 · 8 min walk

P8: +0.74A8: 81.0

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 24 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

61.6 incidents per 1,000 residents

Better than 53% of London
↑ Rising 440.0%

-17% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour19%
Other17%
Vehicle crime17%
Drug offences9%
Burglary5%
Robbery2%
Theft1%

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 · 836m

Crime is 5% below 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£5,552/m²
Price per ft²£516/ft²
Avg floor area86.2 m²

EPC breakdown

C
1%
D
10%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Semi 91%Terraced 9%

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£215,500
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,995
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.8%

Total change

+534%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.6%

per year

Acceleration

-24.07

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £100k–£125k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached91.3%
Terraced8.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£75k£119k+59.7%2
Post-dot-com plateau2001–2004£150k£211k+40.3%2
Pre-crash peak2005–2006£220k£224k+1.8%1.5
GFC & correction2010–2011£232k£244k+5%1.5
Brexit uncertainty2019–2019£370k£370k+0%1
Current market2024–2025£465k£473k+1.6%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Semi-detached+0.3% α
Local
8.8%
District
8.5%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
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
Silver Street

Nearby stations

Silver Street Rail StationWeaver · Greater Anglia
10 min walk
Silver StreetNational Rail
10 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
13 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
21 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
37 min walk
No bus stops within 400m

25

Walkability score

39

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

6

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)450
Nearest car park468m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Multi-Storey Car Park450 spaces· yes
675m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.1 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.2 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

6 min walk

69%

Recommend GP

69%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 778 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Dicey Reilly's (488 m)

Nearest supermarketTFC supermarket · 845 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

463m

Post office

Nearby shops

Balkan's Food Store467 m
Rama609 m
WHSmith803 m

Nearby cafes

Pymmes Cafe523 m
Victoria Cafe614 m
Costa765 m
Souter Bros.793 m

Nearby restaurants

Andrews Fish Bar386 m
Capital Restaurant752 m
The Wellspring Restaurant772 m
Big Eat German Doner791 m

Nearby pubs

Dicey Reilly's488 m
Hyde Arms587 m
Golden Fleece755 m

Nearby pharmacies

Skot604 m

Nearby health

North Middlesex University Hospital778 m
CT Mobile Scanner778 m
Breast Screening Van797 m
Dental Practice804 m
Food hygiene (5-star)38% of 48

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

43

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 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

31.9

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,969m
Crossrail 2 route3,714m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,957 nationally

1,315

Est. population

9,254/km²

51%

Employed

29%

Degree educated

£32,700

Median income

9.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

46

Community stability

Age profile

25%
24%
18%
20%
Under 1825%
18–3424%
35–4918%
50–6420%
65+12%

Tenure

22%
24%
20%
33%
Own outright22%
Own (mortgage)24%
Private rent20%
Social rent33%
Shared ownership1%
Rent free1%

Ethnicity

28%
19%
18%
17%
14%
White British28%
White Other19%
Asian18%
Black17%
Mixed5%
Other14%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine25%
No car household27%
Unemployed7%
No qualifications27%

Housing tenure (Census 2021)

Social rent33%
Private rent20%

vs. London

Income vs London-22.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
28
Planning apps (3 years)
8
Local approval rate
89%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
21
Largest scheme
30 homes · ESTELLE HOUSE, 30, ESTELLE HOUSE, 30, PICKWICK MEWS, N18 1QR
Pipeline pressure
NONE

Named schemes (500m)

The Two Brewers PH, 196, The Two Brewers PH, 196, Silver Street, N18 1QY10 homes
completed
17, Huxley Road, N18 1NW5 homes
completed
6, Haselbury Road, N18 1QA4 homes
completed
77, 77, SHELDON ROAD, N18 1RL3 homes
completed
77, 77, WARWICK ROAD, N18 1RS3 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 9BQ

Full postcodeN9 9BQ
Postcode districtN9
BoroughLondon Borough of Enfield
WardHaselbury
Latitude51.620278
Longitude-0.073677
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