Haselbury · Enfield · Edmonton and Winchmore Hill constituency · 51.62400, -0.07664

N9 9TX— Haselbury, Enfield

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

The family fortress

 

Schools 100%Safety 75/100Transport 20/100Yield 4.61%

Best for: Families

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

Liveability
49
Safety
75
Schools
90
Transport
20
Environment
79
Investment
55

The bottom line

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

The catch: 57 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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

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Do you have or plan to have school-age children?
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Is noise a dealbreaker for you?

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Location

N9 9TX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-22.1% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for N9 9TX

🛡️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 9TX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hazelbury Primary School

Not yet inspected · 2 min walk

KS2: 106.1

★★

Secondary

The Latymer School

Good · Inspected Mar 2022 · 4 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 · 27 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

61.6 incidents per 1,000 residents

Better than 53% of London
↑ Rising 440.0%

-17% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour19%
Other17%
Vehicle crime17%
Drug offences9%
Burglary5%
Robbery2%
Theft1%

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 · 635m

Crime is 5% below London average

Property

Prices, sales volume and market trends

Avg floor area85.1 m²

EPC breakdown

B
3%
C
4%
D
24%
E
6%

Based on 37 properties · Confidence: high

Street mix

Semi 91%Terraced 5%Flat 5%

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£212,750
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, 100 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

1996–2023 · CAGR

+7.8%

Total change

+664%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.1%

per year

Acceleration

-22.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached90.5%
Terraced4.8%
Flat/maisonette4.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£62k£117k+90.2%1
Post-dot-com plateau2001–2003£128k£202k+58.4%1.7
Pre-crash peak2007–2007£254k£254k+0%2
GFC & correction2008–2012£278k£250k-9.9%1.3
Help-to-Buy recovery2013–2016£138k£360k+161.8%1
Brexit uncertainty2018–2018£435k£435k+0%1
Pandemic surge2020–2021£390k£390k+0%1
Rate-rise correction2022–2023£475k£470k-1.1%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+3.1% alpha

Semi-detached+3.1% α
Local
11.8%
District
8.7%

CAGR over 7yr 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
Silver Street

Nearby stations

Edmonton Green Rail StationGreater Anglia · Weaver
14 min walk
Silver Street Rail StationGreater Anglia · Weaver
15 min walk
Silver StreetNational Rail
15 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
27 min walk
Enfield Town Rail StationWeaver
39 min walk
No bus stops within 400m

13

Walkability score

21

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park474m
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: 10.5 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.7 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

11 min walk

69%

Recommend GP

69%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Hyde Arms (748 m)

Nearest supermarketTFC supermarket · 1.1 km
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

430m

Post office

Nearby shops

Rama753 m
Balkan's Food Store889 m

Nearby cafes

Victoria Cafe751 m
Costa1.2 km

Nearby restaurants

Andrews Fish Bar145 m
The Willow991 m
The Wellspring Restaurant1.2 km

Nearby pubs

Hyde Arms748 m
Dicey Reilly's837 m
The Beehive1.2 km

Nearby pharmacies

Skot753 m

Nearby health

Breast Screening Van1.2 km
Food hygiene (5-star)45% of 29

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

55

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 owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

16

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,354m
Crossrail 2 route4,168m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,957 nationally

1,315

Est. population

9,254/km²

51%

Employed

29%

Degree educated

£32,700

Median income

9.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

46

Community stability

Age profile

25%
24%
18%
20%
Under 1825%
18–3424%
35–4918%
50–6420%
65+12%

Tenure

22%
24%
20%
33%
Own outright22%
Own (mortgage)24%
Private rent20%
Social rent33%
Shared ownership1%
Rent free1%

Ethnicity

28%
19%
18%
17%
14%
White British28%
White Other19%
Asian18%
Black17%
Mixed5%
Other14%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine25%
No car household27%
Unemployed7%
No qualifications27%

Housing tenure (Census 2021)

Social rent33%
Private rent20%

vs. London

Income vs London-22.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (12 months)
33
Planning apps (3 years)
9
Local approval rate
88%
Borough approval rate
74%
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)
32
Largest scheme
12 homes · Gatward Green, N9 9AW
Pipeline pressure
NONE

Named schemes (500m)

33, 33, WESTERHAM AVENUE, N9 9BP2 homes
completed
99, 99, WESTERHAM AVENUE, N9 9BP2 homes
completed
Land Between 44-46, Land Between 44-46, Cheddington Road, N18 1LS2 homes
completed
3, 3, SELHURST ROAD, N9 9DB2 homes
completed
26-28, 26-28, WESTERHAM AVENUE, N9 9BU2 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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Compare Enfield with nearby boroughs:

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Key facts for N9 9TX

Full postcodeN9 9TX
Postcode districtN9
BoroughLondon Borough of Enfield
WardHaselbury
Latitude51.623995
Longitude-0.076640
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