Haselbury · Enfield · Edmonton and Winchmore Hill constituency · 51.62572, -0.07345

N9 9TW— Haselbury, Enfield

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

 

Schools 100%Safety 66/100Transport 25/100Yield 4.61%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
46
Safety
66
Schools
90
Transport
25
Environment
73
Investment
60

The bottom line

N9 9TW 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.

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Location

N9 9TW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-22.1% vs London avg
vs London crime+83.0% vs London avg

Deep-dive guides for N9 9TW

🛡️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🌳 Good Parks🔒 Very Safe
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How N9 9TW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Starks Field Primary School

Good · Inspected Jul 2023 · 4 min walk

KS2: 100.3

★★

Secondary

The Latymer School

Good · Inspected Mar 2022 · 1 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 · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

118.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 503.2%

+61% vs borough

Crime by type

Violence & sexual offences27%
Other24%
Anti-social behaviour19%
Drug offences9%
Vehicle crime8%
Burglary6%
Theft5%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 346m

Crime is +83% above London average

Property

Prices, sales volume and market trends

Avg floor area93.3 m²

EPC breakdown

B
1%
C
2%
D
8%
E
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 67%Terraced 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£233,250
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, 300 mm loft insulation
Heating fuelmains gas (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

1995–2015 · CAGR

+8.7%

Total change

+435%

Market Activity

Price Velocity & Acceleration

Current Velocity

+92.2%

per year

Acceleration

+11.81

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached66.7%
Terraced33.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£58k£89k+54.3%1.5
Post-dot-com plateau2003–2003£160k£160k+0%1
Help-to-Buy recovery2015–2015£308k£308k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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 StationWeaver · Greater Anglia
11 min walk
Edmonton GreenNational Rail
11 min walk
Silver Street Rail StationGreater Anglia · Weaver
16 min walk
White Hart Lane Rail StationWeaver · Greater Anglia
29 min walk
Southbury Rail StationWeaver · Greater Anglia
37 min walk
No bus stops within 400m

14

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria ★57 min
Waterloo64 min ↑
Canary Wharf72 min ↑
City62 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park320m
Santander docks (800m)0
Nearest cycle dock5.9 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: 10.7 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.8 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

13 min walk

69%

Recommend GP

69%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Hyde Arms (617 m)

Nearest supermarketTFC supermarket · 912 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

604m

Post office

Nearby shops

Rama611 m
Balkan's Food Store1.1 km

Nearby cafes

Victoria Cafe604 m
Pymmes Cafe961 m

Nearby restaurants

Andrews Fish Bar240 m
Kervan606 m
Greggs960 m

Nearby pubs

Hyde Arms617 m
The Lamb681 m
The Beehive1.0 km
Dicey Reilly's1.1 km

Nearby pharmacies

Skot614 m

Nearby health

Church Street Dental Practice658 m
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

60

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 score10/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

15.5

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,571m
Crossrail 2 route4,297m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 835 nationally

1,576

Est. population

9,515/km²

46%

Employed

25%

Degree educated

£32,700

Median income

15.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

33

Community stability

Age profile

26%
22%
20%
18%
13%
Under 1826%
18–3422%
35–4920%
50–6418%
65+13%

Tenure

16%
13%
38%
31%
Own outright16%
Own (mortgage)13%
Private rent38%
Social rent31%
Shared ownership1%
Rent free0%

Ethnicity

22%
18%
30%
15%
White British22%
White Other18%
Asian12%
Black30%
Mixed4%
Other15%

Employment & lifestyle

Managerial / professional15%
Routine / semi-routine27%
No car household50%
Unemployed6%
No qualifications34%

Housing tenure (Census 2021)

Private rent38%
Social rent31%

vs. London

Income vs London-22.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
35
Planning apps (3 years)
12
Local approval rate
94%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
23
Largest scheme
253 homes · RUSSELLS NURSERY & ALLOTMENTS, RUSSELLS NURSERY & ALLOTMENTS, CHURCH STREET, CYPRUS ROAD (25), N9
Pipeline pressure
NONE

Named schemes (500m)

Gatward Green, N9 9AW12 homes
completed
145, 145, CHURCH STREET, N9 9RN9 homes
completed
139, Church Street, N9 9RN7 homes
completed
197, 197, Church Street, London, N9 9HL7 homes
completed
177, 177, CHURCH STREET, N9 9HL6 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 9TW

Full postcodeN9 9TW
Postcode districtN9
BoroughLondon Borough of Enfield
WardHaselbury
Latitude51.625724
Longitude-0.073446
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