Haselbury · Enfield · Edmonton and Winchmore Hill constituency · 51.62512, -0.06164

N9 9DX— Haselbury, Enfield

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

High-connectivity investment target

 

Schools 100%Safety 24/100Transport 53/100Yield 4.61%⚠ Knotweed sites nearby

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
48
Safety
24
Schools
90
Transport
53
Environment
61
Investment
69

The bottom line

N9 9DX offers exceptional schools (100% Good/Outstanding) — strong value for Investors who can accept its trade-offs.

The catches: 51 min to victoria — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Toggle the things that matter to you — see how N9 9DX scores on each.

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Location

N9 9DX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-26.7% vs London avg
vs London crime+479.0% vs London avg

Deep-dive guides for N9 9DX

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart⚠️ Very high crime

“High-connectivity investment target”

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How N9 9DX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Fleecefield Primary School

Good · Inspected Sept 2023 · 9 min walk

KS2: 104.2

★★

Secondary

The Latymer School

Good · Inspected Mar 2022 · 11 min walk

P8: +0.74A8: 81.0

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

376.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 349.2%

+410% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other37%
Violence & sexual offences18%
Anti-social behaviour15%
Drug offences9%
Theft8%
Robbery6%
Vehicle crime3%
Burglary3%

Stop & search

12.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 566m

Crime is +479% above London average

Property

Prices, sales volume and market trends

Avg floor area66.5 m²

EPC breakdown

C
2%
D
6%
E
4%
F
1%

Based on 13 properties · Confidence: medium

Street mix

Terraced 11%Flat 56%Other 33%

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£166,250
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band AAnnual charge £1,330
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2021 · CAGR

+6.3%

Total change

+221%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.4%

per year

Acceleration

-76.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 6 sales

Property Type Mix

Total: 6 sales

Terraced16.7%
Flat/maisonette83.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£78k£78k+0%3
Help-to-Buy recovery2015–2015£160k£160k+0%1
Brexit uncertainty2018–2018£270k£270k+0%1
Pandemic surge2021–2021£250k£250k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Edmonton Green

Nearby stations

Edmonton Green Rail StationWeaver · Greater Anglia
1 min walk
Edmonton GreenNational Rail
1 min walk
Silver Street Rail StationGreater Anglia · Weaver
15 min walk
White Hart Lane Rail StationWeaver · Greater Anglia
29 min walk
Southbury Rail StationWeaver · Greater Anglia
34 min walk
No bus stops within 400m

57

Walkability score

156

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria ★51 min
Waterloo58 min ↑
Canary Wharf63 min ↑
City54 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)1021
Nearest car park227m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
St Georges Multi-Storey Car Park419 spaces· yes
235m
🅿️
South Car Park407 spaces
241m

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: 10.8 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 46%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.5 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

DR ME SILVER'S PRACTICE

234 FORE STREET, EDMONTON, N18 2LY

13 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 1.6 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

37

Parks (1km)

10

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

3

Convenience

Nearest supermarketLidl · 141 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

290m

Post office

Nearby shops

Aksu Food Centre5 m
Edmonton Convenience Store194 m
Rama389 m
King's Off Licence525 m

Nearby cafes

Peckish7 m
Station Cafe53 m
N9 cafe328 m
Victoria Cafe382 m

Nearby restaurants

Favorite Chicken and Ribs57 m
Kaimoto124 m
Domino's173 m
Subway182 m

Nearby pubs

The Lamb144 m
Railway Tavern285 m
Hyde Arms415 m
The King William678 m

Nearby gyms

Edmonton Leisure Centre138 m

Nearby pharmacies

Asda302 m
Boots375 m
Skot395 m

Nearby health

Church Street Dental Practice177 m
Food hygiene (5-star)55% of 152

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

69

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

30

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,632m
Crossrail 2 route4,121m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 888 nationally

2,328

Est. population

13,348/km²

45%

Employed

26%

Degree educated

£30,800

Median income

10.8%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

33

Community stability

Age profile

29%
19%
22%
17%
13%
Under 1829%
18–3419%
35–4922%
50–6417%
65+13%

Tenure

19%
67%
Own outright3%
Own (mortgage)5%
Private rent19%
Social rent67%
Shared ownership6%
Rent free0%

Ethnicity

15%
15%
37%
17%
White British15%
White Other15%
Asian11%
Black37%
Mixed5%
Other17%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine29%
No car household64%
Unemployed6%
No qualifications32%

Housing tenure (Census 2021)

Social rent67%
Private rent19%

vs. London

Income vs London-26.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
12
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
35
Planning apps (3 years)
14
Local approval rate
77%
Borough approval rate
74%
Opportunity area
Lee Valley
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
29
Largest scheme
282 homes · BARBOT ESTATE (NORTHERN PART OF SITE), BARBOT ESTATE (NORTHERN PART OF SITE), VICTORIA ROAD, N9
Pipeline pressure
NONE

Named schemes (500m)

BARBOT ESTATE (NORTHERN PART OF SITE), BARBOT ESTATE (NORTHERN PART OF SITE), VICTORIA ROAD, N9282 homes
completed
LAND CURRENTLY KNOWN AS BARBOT ESTATE, LAND CURRENTLY KNOWN AS BARBOT ESTATE, VICTORIA ROAD, BARBOT CLOSE, CHURCH STREET, N9274 homes
completed
Land at and adjoining Edmonton Green Shopping Centre, Land at and adjoining Edmonton Green Shopping Centre, The Broadway, Hereford Road, N9173 homes
completed
FORMER TOBACCO FACTORY, FORMER TOBACCO FACTORY, CHICHESTER ROAD, N993 homes
completed
PHASE C, PHASE C, BARBOT CLOSE, N989 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 9DX

Full postcodeN9 9DX
Postcode districtN9
BoroughLondon Borough of Enfield
WardHaselbury
Latitude51.625116
Longitude-0.061639
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