Edmonton Green · Enfield · Edmonton and Winchmore Hill constituency · 51.61860, -0.06548

N9 9XT— Edmonton Green, Enfield

Location and area intelligence for N9 9XT, Edmonton Green, Enfield

High-connectivity investment target

 

Schools 100%Safety 62/100Transport 46/100Yield 4.61%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
56
Safety
62
Schools
90
Transport
46
Environment
67
Investment
70

The bottom line

N9 9XT offers exceptional schools (100% Good/Outstanding) — strong value for Investors who can accept its trade-offs.

The catch: 46 min to victoria — above average for this zone.

Less suited to Families.

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

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Location

N9 9XT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-22.1% vs London avg
vs London crime+124.0% vs London avg

Deep-dive guides for N9 9XT

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

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“High-connectivity investment target”

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How N9 9XT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Fleecefield Primary School

Good · Inspected Sept 2023 · 3 min walk

KS2: 104.2

★★

Secondary

The Latymer School

Good · Inspected Mar 2022 · 13 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

Pembury House Nursery School

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

145.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 368.3%

+98% vs borough

Crime by type

Violence & sexual offences27%
Other25%
Drug offences14%
Anti-social behaviour11%
Vehicle crime7%
Theft7%
Robbery6%
Burglary3%

Stop & search

4.9

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 · 992m

Crime is +124% above London average

Property

Prices, sales volume and market trends

Avg floor area45.9 m²

EPC breakdown

B
1%
C
8%
D
15%
E
3%
F
1%

Based on 28 properties · Confidence: medium

Street mix

Terraced 4%Flat 96%

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£114,750
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

1998–2024 · CAGR

+4.9%

Total change

+250%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.2%

per year

Acceleration

-24.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 37 sales

Property Type Mix

Total: 37 sales

Terraced2.7%
Flat/maisonette97.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£56k£69k+24.5%3
Post-dot-com plateau2001–2004£83k£115k+38.6%2.7
Pre-crash peak2005–2007£115k£169k+47.2%2.7
GFC & correction2009–2010£114k£113k-1.3%1.5
Help-to-Buy recovery2013–2016£159k£183k+14.6%2.2
Rate-rise correction2022–2022£213k£213k+0%2
Current market2024–2024£195k£195k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
5.7%
District
6%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Silver Street

Nearby stations

Silver StreetNational Rail
6 min walk
Silver Street Rail StationWeaver · Greater Anglia
6 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
10 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
19 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
34 min walk
No bus stops within 400m

43

Walkability score

144

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria ★46 min
Waterloo53 min ↑
Canary Wharf58 min ↑
City49 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

10

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)1471
Nearest car park467m
Santander docks (800m)0
Nearest cycle dock5.4 km

Nearby car parks

🅿️
South Car Park407 spaces
604m
🅿️
St Georges Multi-Storey Car Park419 spaces· yes
692m
🅿️
Multi-Storey Car Park450 spaces· yes
702m

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: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.1 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 25%
More green space than 85% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.8 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

DR ME SILVER'S PRACTICE

234 FORE STREET, EDMONTON, N18 2LY

4 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 813 m
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

54

Parks (1km)

10

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketTFC supermarket · 451 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

2

Libraries (1km)

0

Cinemas (2km)

493m

Post office

Nearby shops

Rama475 m
Tesco Express613 m
Eddie's Meat Market671 m
Balkan's Food Store685 m

Nearby cafes

Pymmes Cafe120 m
Victoria Cafe487 m
Maajo689 m
Station Cafe749 m

Nearby restaurants

Capital Restaurant164 m
Big Eat German Doner463 m
Freddy's Rooster465 m
Antep Durum466 m

Nearby pubs

Golden Fleece167 m
Hyde Arms448 m
The White Horse734 m
The Lamb778 m

Nearby gyms

Edmonton Leisure Centre710 m

Nearby pharmacies

Skot466 m
Asda610 m
Wise Pharmacy801 m

Nearby health

Dental Practice464 m
The Angel762 m
CT Mobile Scanner776 m
Alexander Pringle Centre800 m
Food hygiene (5-star)44% of 121

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

70

Investment score

Strong

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 score13/100
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

33.1

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,871m
Crossrail 2 route3,419m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,038 nationally

2,023

Est. population

6,998/km²

50%

Employed

29%

Degree educated

£32,700

Median income

13.0%

Claimant rate

Inner cityMedium densitySocially diverse / deprived

30

Community stability

Age profile

34%
22%
23%
14%
Under 1834%
18–3422%
35–4923%
50–6414%
65+7%

Tenure

40%
37%
Own outright11%
Own (mortgage)10%
Private rent40%
Social rent37%
Shared ownership1%
Rent free1%

Ethnicity

14%
23%
30%
14%
White British14%
White Other23%
Asian12%
Black30%
Mixed7%
Other14%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine26%
No car household56%
Unemployed5%
No qualifications30%

Housing tenure (Census 2021)

Private rent40%
Social rent37%

vs. London

Income vs London-22.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
46
Planning apps (3 years)
9
Local approval rate
80%
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)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
20
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)

PHASE C, PHASE C, BARBOT CLOSE, N989 homes
completed
M K WORKS, M K WORKS, SHRUBBERY ROAD, N966 homes
completed
FACTORY SITE & CAR PARK (PHASE A & B), FACTORY SITE & CAR PARK (PHASE A & B), BARBOT CLOSE, N958 homes
completed
FORMER POLICE STATION, FORMER POLICE STATION, FORE STREET, N1825 homes
completed
289/291, 289/291, Fore Street, N9 0PD25 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.0%
Ward turnout
31%
Election year
2022
MP
Kate Osamor (Labour (Co-op))
MP majority
12,632
Constituency
Edmonton and Winchmore Hill

Councillors

Gunes AkbulutLabour
Ergin ErbilLabour
Abdul AbdullahiLabour

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Key facts for N9 9XT

Full postcodeN9 9XT
Postcode districtN9
BoroughLondon Borough of Enfield
WardEdmonton Green
Latitude51.618597
Longitude-0.065485
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