Haselbury · Enfield · Edmonton and Winchmore Hill constituency · 51.62770, -0.06289

N9 9GA— Haselbury, Enfield

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

The practical family move

 

Schools 100%Safety 74/100Transport 45/100Yield 8.64%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
58
Safety
74
Schools
90
Transport
45
Environment
69
Investment
62

The bottom line

N9 9GA offers exceptional schools (100% Good/Outstanding) and low crime at £201,500 median — strong value for Families who can accept its trade-offs.

The catches: 51 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Check your dealbreakers

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

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N9 9GA meets your needs.

Location

N9 9GA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London avg price-61.3% vs London avg
vs London income-17.4% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for N9 9GA

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N9 9GA with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe💰 Value Find

“The practical family move”

Share:WhatsAppShare on X

How N9 9GA 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 · 10 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

Pembury House Nursery School

Not inspected · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.5 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 420.7%

-3% vs borough

Crime by type

Violence & sexual offences27%
Other23%
Anti-social behaviour19%
Drug offences10%
Vehicle crime9%
Burglary7%
Theft4%
Robbery3%

Stop & search

1.9

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 432m

Crime is +10% above London average

Property

2 Jul

Prices, sales volume and market trends

£201,500

Median sale price

Bottom 25% — 61% below London median

£201,500 is 61% below the London median (£520,000)

+4.5%

This year

Flat

Dominant type

Price history

5-year change
-3.8%
Sales (24 months)8
New build0.0%
Avg flat£201,500
Price per m²£4,963/m²
Price per ft²£461/ft²
Avg floor area40.6 m²

EPC breakdown

C
38%
D
54%
E
9%

Based on 101 properties · Confidence: high

Street mix

Flat 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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£6,045

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

5.8×

Price-to-income

£1,008/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£101,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,773
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+3.1%

Total change

+155%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.4%

per year

Acceleration

-70.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 182 sales

Property Type Mix

Total: 182 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£60k+9.1%10
Post-dot-com plateau2001–2004£70k£116k+66.9%13.8
Pre-crash peak2005–2007£120k£130k+8.3%10
GFC & correction2008–2012£128k£115k-10.2%3.6
Help-to-Buy recovery2013–2015£120k£146k+21.9%3.7
Brexit uncertainty2017–2019£205k£205k+0%2
Pandemic surge2020–2021£208k£209k+0.9%4
Rate-rise correction2022–2023£202k£180k-10.9%3
Current market2025–2026£235k£140k-40.4%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.9% alpha

Flat/maisonette-1.9% α
Local
3.1%
District
5%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Edmonton Green Rail StationWeaver · Greater Anglia
4 min walk
Edmonton GreenNational Rail
4 min walk
Silver Street Rail StationGreater Anglia · Weaver
18 min walk
Southbury Rail StationWeaver · Greater Anglia
31 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
32 min walk
No bus stops within 400m

44

Walkability score

95

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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)1021
Nearest car park423m
Santander docks (800m)0
Nearest cycle dock6.0 km

Nearby car parks

🅿️
St Georges Multi-Storey Car Park419 spaces· yes
523m
🅿️
South Car Park407 spaces
541m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 11.1 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Chingford Reservoirs SSSI — 3.2 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

DR ME SILVER'S PRACTICE

234 FORE STREET, EDMONTON, N18 2LY

16 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

10

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

2

Convenience

Nearest supermarketLidl · 403 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)

561m

Post office

Nearby shops

Aksu Food Centre300 m
Edmonton Convenience Store412 m
King's Off Licence457 m
Rama578 m

Nearby cafes

Peckish294 m
Station Cafe349 m
N9 cafe480 m
Victoria Cafe568 m

Nearby restaurants

Kervan253 m
Favorite Chicken and Ribs261 m
Kaimoto393 m
Domino's404 m

Nearby pubs

The Lamb251 m
Railway Tavern487 m
The King William551 m
Hyde Arms608 m

Nearby gyms

Edmonton Leisure Centre431 m

Nearby pharmacies

Boots474 m
Skot587 m
Asda600 m
VMS Pharmacy924 m

Nearby health

Church Street Dental Practice225 m
Food hygiene (5-star)56% of 141

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

62

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
8.6% (high)London avg: 3.8%Strong yield — top 4% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months4

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

42.5

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,899m
Crossrail 2 route4,412m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,486 nationally

2,113

Est. population

25,941/km²

56%

Employed

27%

Degree educated

£34,700

Median income

12.5%

Claimant rate

Inner cityVery high densityRenters

28

Community stability

Age profile

33%
23%
23%
15%
Under 1833%
18–3423%
35–4923%
50–6415%
65+6%

Tenure

14%
18%
53%
14%
Own outright14%
Own (mortgage)18%
Private rent53%
Social rent14%
Rent free1%

Ethnicity

16%
30%
14%
27%
White British16%
White Other30%
Asian14%
Black27%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine28%
No car household49%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Private rent53%
Social rent14%

vs. London

Income vs London-17.4%
Price vs London-61.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
13
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
30
Planning apps (3 years)
18
Local approval rate
83%
Borough approval rate
74%
Historic landfill (400m)
1
Opportunity area
Lee Valley
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
25
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
FORMER TOBACCO FACTORY, FORMER TOBACCO FACTORY, CHICHESTER ROAD, N993 homes
completed
LAND AT 1A, LAND AT 1A, THE GREEN, N960 homes
completed
LAND AT NORTH END OF, LAND AT NORTH END OF, ACTON CLOSE, N944 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£201,500)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in N9 9GA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N9 9GA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Enfield with nearby boroughs:

Enfield vs HaringeyEnfield vs BarnetEnfield vs Waltham Forest

What else could £202k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track N9 9GA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N9 9GA

Full postcodeN9 9GA
Postcode districtN9
BoroughLondon Borough of Enfield
WardHaselbury
Latitude51.627699
Longitude-0.062887
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