The bottom line
N9 9NF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.
The catches: 57 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how N9 9NF scores on each.
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Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for N9 9NF
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Postcode Personality
“The family fortress”
How N9 9NF has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Hazelbury Primary School
Not yet inspected · 4 min walk
KS2: 106.1
Secondary
The Latymer School
Good · Inspected Mar 2022 · 7 min walk
100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km
Childcare
Childcare
Rowland Hill Nursery School
Outstanding · 25 min walk
6 primaries · 2 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
61.6 incidents per 1,000 residents
-17% vs borough
Crime by type
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 · 713m
Crime is 5% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 7 properties · Confidence: low
LHA rates — Outer North East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1995–2004 · CAGR
+13.6%
Total change
+214%
Market Activity
Price Velocity & Acceleration
Current Velocity
+159.8%
per year
Acceleration
+138.83
change in velocity
Market State
Strong growth
Price Distribution
P25: £75k–£100k · P75: £250k–£300k · 4 sales
Property Type Mix
Total: 4 sales
By decade
1990s
2000s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1995–1996 | £74k | £90k | +20.9% | 1 |
| Post-dot-com plateau | 2004–2004 | £233k | £233k | +0% | 2 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
24
Walkability score
31
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
5
Car parks (800m)
1
EV chargers (800m)
Nearby car parks
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Walthamstow Reservoirs SSSI — 4.3 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
GREEN CEDARS MEDICAL CENTRE
93 SILVER STREET, EDMONTON, N18 1RP
7 min walk
69%
Recommend GP
69%
Overall GP experience
3
GPs within 1km
0
Dentists within 1km
3
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
49
Parks (1km)
1
Restaurants (800m)
2
Cafes (800m)
0
Pubs (400m)
1
Pharmacies (800m)
0
Gyms (1km)
3
Sports (1km)
0
Convenience
No pubs within 400m — nearest: Hyde Arms (480 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
579m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
55
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
18.4
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 2/10
Most deprived areas
Index of Multiple Deprivation
Rank: 4,957 nationally
1,315
Est. population
9,254/km²
51%
Employed
29%
Degree educated
£32,700
Median income
9.3%
Claimant rate
46
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
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