Haselbury · Enfield · Edmonton and Winchmore Hill constituency · 51.63338, -0.06884

N9 9EL— Haselbury, Enfield

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

The family fortress

 

Schools 100%Safety 76/100Transport 22/100Yield 4.61%

Best for: Families, Owner-occupiers

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

Liveability
51
Safety
76
Schools
90
Transport
22
Environment
84
Investment
58

The bottom line

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

The catch: 62 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N9 9EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-17.4% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for N9 9EL

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N9 9EL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Churchfield Primary School

Good · Inspected Nov 2022 · 5 min walk

KS2: 103.7

★★

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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.6 incidents per 1,000 residents

Better than 59% of London
↑ Rising 248.1%

-26% vs borough

Crime by type

Violence & sexual offences37%
Other18%
Anti-social behaviour14%
Vehicle crime14%
Burglary11%
Drug offences3%
Theft2%
Robbery1%

Stop & search

0.6

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 · 685m

Crime is 16% below London average

Property

Prices, sales volume and market trends

Avg floor area78.9 m²

EPC breakdown

D
7%
E
1%

Based on 8 properties · Confidence: low

Street mix

Semi 93%Terraced 7%

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£197,250
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, 150 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

1995–2024 · CAGR

+6.1%

Total change

+456%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.6%

per year

Acceleration

-20.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £175k–£200k · 27 sales

Property Type Mix

Total: 27 sales

Semi-detached92.6%
Terraced7.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£72k£91k+26.4%1.2
Post-dot-com plateau2002–2004£175k£220k+25.7%3.5
Pre-crash peak2006–2007£223k£250k+12.4%2
GFC & correction2008–2012£234k£238k+1.7%1
Help-to-Buy recovery2013–2016£228k£177k-22.1%1.7
Brexit uncertainty2019–2019£355k£355k+0%1
Pandemic surge2020–2020£415k£415k+0%1
Current market2024–2024£400k£400k+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
7.7%
District
8.1%

CAGR over 17yr 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
Bush Hill Park→ Liverpool Street· 4 tph
32 min

Nearby stations

Bush Hill ParkNational Rail
11 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
14 min walk
Southbury Rail StationGreater Anglia · Weaver
26 min walk
Silver Street Rail StationWeaver · Greater Anglia
26 min walk
Enfield Town Rail StationWeaver
27 min walk
No bus stops within 400m

12

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria ★62 min
Waterloo69 min ↑
Canary Wharf74 min ↑
City65 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 park132m
Santander docks (800m)0
Nearest cycle dock6.4 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: 11.6 km away✗ Not Green Belt✗ Not AONB57% green spaceTree canopy: 19%
More green space than 98% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.4 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

24 min walk

69%

Recommend GP

69%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Beehive (656 m)

Nearest supermarketLidl · 1.2 km
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

915m

Post office

Nearby shops

Lifestyle Express924 m
Sainsbury's Bush Hill Park Local930 m
Costcutter934 m
Aksu Food Centre1.0 km

Nearby cafes

Bush Hill Park Cafe941 m
La Baguette952 m
George's1.0 km
Peckish1.0 km

Nearby restaurants

Greggs173 m
Kervan899 m
Favorite Chicken and Ribs998 m
Pizza GoGo1.1 km

Nearby pubs

The Beehive656 m
Stag & Hounds677 m
Bush Hill Park906 m
The Lamb949 m

Nearby gyms

The Fitness Station865 m

Nearby pharmacies

Hayward Pharmacy928 m
Skot1.2 km

Nearby health

Church Street Dental Practice910 m
Enfield Osteopathic Clinic1.1 km
Food hygiene (5-star)57% of 28

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

58

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

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

12

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,458m
Crossrail 2 route5,080m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,604 nationally

1,720

Est. population

17,263/km²

53%

Employed

27%

Degree educated

£34,700

Median income

8.1%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

46

Community stability

Age profile

28%
19%
20%
18%
15%
Under 1828%
18–3419%
35–4920%
50–6418%
65+15%

Tenure

35%
28%
31%
Own outright35%
Own (mortgage)28%
Private rent31%
Social rent5%
Shared ownership1%
Rent free0%

Ethnicity

21%
23%
14%
22%
17%
White British21%
White Other23%
Asian14%
Black22%
Mixed4%
Other17%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine26%
No car household27%
Unemployed4%
No qualifications27%

Housing tenure (Census 2021)

Private rent31%
Social rent5%

vs. London

Income vs London-17.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
8
Local approval rate
86%
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
25
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
FORMER RAILWAY LAND OFF, FORMER RAILWAY LAND OFF, BURY STREET, ST EDMUNDS ROAD (REAR OF 13-73), N9123 homes
completed
Bury Street West, London, N9 9JJ3 homes
completed
136, 136, CHICHESTER ROAD, LONDON, N9 9DG3 homes
completed
4, 4, EDWARD CLOSE, N9 9JH2 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 9EL

Full postcodeN9 9EL
Postcode districtN9
BoroughLondon Borough of Enfield
WardHaselbury
Latitude51.633381
Longitude-0.068844
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
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