Haselbury · Enfield · Edmonton and Winchmore Hill constituency · 51.63206, -0.06667

N9 9ER— Haselbury, Enfield

Location and area intelligence for N9 9ER, 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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Strong schools, limited transport — ideal for car-owning families

Liveability
51
Safety
76
Schools
90
Transport
22
Environment
82
Investment
58

The bottom line

N9 9ER 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 catches: 62 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 9ER

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 9ER

🛡️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 9ER 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 · 3 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 47 min walk

8 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 563m

Crime is 16% below London average

Property

Prices, sales volume and market trends

Avg floor area76.7 m²

EPC breakdown

D
6%
E
1%

Based on 7 properties · Confidence: low

Street mix

Terraced 100%

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£191,750
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

1995–2019 · CAGR

+8.2%

Total change

+569%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.9%

per year

Acceleration

-19.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 13 sales

Property Type Mix

Total: 13 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£67k£95k+41.8%1
Post-dot-com plateau2002–2003£157k£180k+14.6%1
Pre-crash peak2006–2007£236k£250k+5.9%1.5
Help-to-Buy recovery2013–2015£260k£368k+41.3%1
Brexit uncertainty2019–2019£448k£448k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.2% alpha

Terraced+1.2% α
Local
5%
District
3.8%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Edmonton Green

Nearby stations

Edmonton Green Rail StationGreater Anglia · Weaver
11 min walk
Edmonton GreenNational Rail
11 min walk
Silver Street Rail StationGreater Anglia · Weaver
24 min walk
Southbury Rail StationGreater Anglia · Weaver
26 min walk
Enfield Town Rail StationWeaver
30 min walk
No bus stops within 400m

11

Walkability score

24

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 park241m
Santander docks (800m)0
Nearest cycle dock6.3 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: 11.5 km away✗ Not Green Belt✗ Not AONB51% green spaceTree canopy: 49%
More green space than 96% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.3 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

22 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 2.0 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

41

Parks (1km)

3

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 (761 m)

Nearest supermarketLidl · 953 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

King's Off Licence811 m
Aksu Food Centre848 m
Edmonton Convenience Store956 m
Rama1.0 km

Nearby cafes

Peckish841 m
Station Cafe899 m
Victoria Cafe1.0 km
La Baguette1.1 km

Nearby restaurants

Greggs381 m
Kervan718 m
Kervan Sofrasi762 m
Favorite Chicken and Ribs801 m

Nearby pubs

The Lamb761 m
The King William780 m
Hyde Arms1.1 km
Bush Hill Park1.1 km

Nearby gyms

Edmonton Leisure Centre982 m
The Fitness Station1.0 km

Nearby pharmacies

Skot1.0 km
Hayward Pharmacy1.1 km

Nearby health

Church Street Dental Practice723 m
Enfield Osteopathic Clinic1.2 km
Food hygiene (5-star)58% of 40

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 score12/100
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

12.6

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,335m
Crossrail 2 route4,916m

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)
19
Planning apps (3 years)
8
Local approval rate
74%
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)
27
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
CORNERWAYS, CORNERWAYS, CYPRUS ROAD, LATYMER ROAD, N918 homes
completed
LAND ADJOINING, 298, LAND ADJOINING, 298, CROYLAND ROAD, N913 homes
completed
7, 7, Cyprus Road, London, N9 9PG4 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 9ER

Full postcodeN9 9ER
Postcode districtN9
BoroughLondon Borough of Enfield
WardHaselbury
Latitude51.632060
Longitude-0.066675
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