Haselbury · Enfield · Edmonton and Winchmore Hill constituency · 51.62118, -0.07810

N9 9BS— Haselbury, Enfield

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

The family fortress

 

Schools 100%Safety 76/100Transport 22/100Yield 4.61%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
76
Schools
60
Transport
22
Environment
72
Investment
57

The bottom line

N9 9BS offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers 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 9BS

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-15.5% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for N9 9BS

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N9 9BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hazelbury Primary School

Not yet inspected · 3 min walk

KS2: 106.1

—

Secondary

Lift Aylward

Not yet inspected · 6 min walk

P8: -0.25A8: 39.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.7 incidents per 1,000 residents

Better than 56% of London
↑ Rising 246.2%

-22% vs borough

Crime by type

Violence & sexual offences33%
Anti-social behaviour22%
Other18%
Vehicle crime12%
Drug offences4%
Burglary4%
Robbery3%
Theft2%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

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 · 919m

Crime is 11% below London average

Property

Prices, sales volume and market trends

Avg floor area93.8 m²

EPC breakdown

C
1%
D
12%
E
5%
F
1%
G
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 85%Terraced 15%

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 yield850 kWh/kWp/yr
Rebuild cost estimate£234,500
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, no insulation (assumed)
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

1996–2022 · CAGR

+7%

Total change

+485%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.3%

per year

Acceleration

-19.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached85%
Terraced15%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£85k£85k+0%2
Post-dot-com plateau2002–2004£185k£244k+31.9%1
Pre-crash peak2006–2007£250k£235k-6%1
GFC & correction2010–2012£250k£250k+0%1
Help-to-Buy recovery2015–2016£336k£395k+17.6%1
Brexit uncertainty2017–2018£450k£465k+3.3%2.5
Pandemic surge2020–2021£423k£502k+18.7%2
Rate-rise correction2022–2022£500k£500k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.4% alpha

Semi-detached-0.4% α
Local
6.9%
District
7.3%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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 StationGreater Anglia · Weaver
13 min walk
Silver StreetNational Rail
13 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
16 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
23 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
39 min walk
No bus stops within 400m

7

Walkability score

11

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park596m
Santander docks (800m)0
Nearest cycle dock5.7 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: 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 AONB57% green spaceTree canopy: 70%
More green space than 98% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.4 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

8 min walk

69%

Recommend GP

69%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 933 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Dicey Reilly's (527 m)

Nearest supermarketTFC supermarket · 1.1 km
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)

293m

Post office

Nearby shops

Balkan's Food Store615 m
Fidan698 m
WHSmith939 m

Nearby cafes

Costa885 m
Souter Bros.922 m
Solé1.1 km

Nearby restaurants

Andrews Fish Bar370 m
The Willow683 m
Master Chef689 m
Top Catering708 m

Nearby pubs

Dicey Reilly's527 m

Nearby pharmacies

Rocky's701 m

Nearby health

Edmonton Village Dental Practice693 m
Morecambe Surgery693 m
Breast Screening Van894 m
North Middlesex University Hospital933 m
Food hygiene (5-star)44% of 46

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

57

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 score12/100
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

15.4

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,031m
Crossrail 2 route3,901m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,469 nationally

1,560

Est. population

13,022/km²

56%

Employed

29%

Degree educated

£35,500

Median income

6.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

49

Community stability

Age profile

25%
21%
20%
20%
14%
Under 1825%
18–3421%
35–4920%
50–6420%
65+14%

Tenure

33%
30%
25%
Own outright33%
Own (mortgage)30%
Private rent25%
Social rent12%
Shared ownership0%
Rent free0%

Ethnicity

19%
24%
16%
18%
18%
White British19%
White Other24%
Asian16%
Black18%
Mixed5%
Other18%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine23%
No car household22%
Unemployed4%
No qualifications25%

Housing tenure (Census 2021)

Private rent25%
Social rent12%

vs. London

Income vs London-15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Planning apps (12 months)
27
Planning apps (3 years)
10
Local approval rate
82%
Borough approval rate
74%
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)
19
Largest scheme
30 homes · ESTELLE HOUSE, 30, ESTELLE HOUSE, 30, PICKWICK MEWS, N18 1QR
Pipeline pressure
NONE

Named schemes (500m)

17, Huxley Road, N18 1NW5 homes
completed
9, Hinton Road, N18 1PW4 homes
completed
2, Bromley Road, N18 1LH3 homes
completed
GARAGES, GARAGES, HEWISH ROAD, N18 1PS3 homes
completed
34, 34, WINDMILL ROAD, N18 1PA2 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 9BS

Full postcodeN9 9BS
Postcode districtN9
BoroughLondon Borough of Enfield
WardHaselbury
Latitude51.621178
Longitude-0.078102
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