Local market reports › N area › N9 › N9 8
Lower Edmonton market report N9 8, London
The standing N9 8 (Lower Edmonton) property market report, rebuilt from the full public record every month. Underneath every chart here sit 4,548 registered sales in N9 8 (London) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical N9 8 (London) home changed hands for £422,500 in 2026 (median of 19 registered sales, up 13% on five years earlier), with the mean at £400,900, and by floor area homes here have averaged about £5,010 per square metre over the last five years. Source: 4,548 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like N9 8 is a single group of streets within N9 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where N9 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What N9 8 homes really sell for
Take the 19 registered 2026 sales in N9 8 and the middle price, the median, is £422,500. The mean lands at £400,900, beneath it, usually the sign of a batch of very cheap recorded transfers pulling the average lower.
Price per square metre in N9 8
By floor space, homes in N9 8 have sold for about £5,010 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Against a national (England and Wales) median of £285,000, N9 8 runs 48% above it.
A typical N9 8 home, priced year by year (1995 to 2026)
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £422,500 | £422,500 | 19 |
| 2025 | £389,800 | £399,121 | 58 |
| 2024 | £385,000 | £409,334 | 67 |
| 2023 | £397,500 | £436,755 | 53 |
| 2022 | £390,000 | £457,320 | 58 |
| 2021 | £372,500 | £471,633 | 78 |
| 2020 | £345,000 | £447,645 | 45 |
| 2019 | £338,700 | £443,955 | 58 |
| 2018 | £345,000 | £459,892 | 86 |
| 2017 | £345,000 | £470,545 | 89 |
| 2016 | £324,000 | £453,279 | 80 |
| 2015 | £295,500 | £417,542 | 120 |
| 2014 | £247,000 | £350,413 | 127 |
| 2013 | £220,000 | £316,558 | 87 |
| 2012 | £204,000 | £300,263 | 85 |
| 2011 | £202,000 | £304,942 | 60 |
| 2010 | £207,000 | £324,629 | 71 |
| 2009 | £193,500 | £311,053 | 71 |
| 2008 | £211,800 | £347,185 | 108 |
| 2007 | £216,000 | £366,396 | 233 |
| 2006 | £188,000 | £326,344 | 251 |
| 2005 | £183,000 | £325,666 | 193 |
| 2004 | £170,000 | £308,753 | 240 |
| 2003 | £159,800 | £294,390 | 258 |
| 2002 | £134,500 | £253,061 | 286 |
| 2001 | £104,000 | £199,935 | 291 |
| 2000 | £87,000 | £170,738 | 253 |
| 1999 | £77,200 | £153,856 | 266 |
| 1998 | £74,000 | £149,374 | 233 |
| 1997 | £68,000 | £139,454 | 224 |
| 1996 | £59,000 | £124,428 | 225 |
| 1995 | £55,000 | £119,562 | 175 |
In cash terms the typical N9 8 home went from £55,000 in 1995 to £422,500 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 253%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 10% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the N9 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2002 (+29.3% on the year before); the weakest, 2009 (−8.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +8.4% | +5.9% |
| 5 years (since 2021) | +2.6% | −2.2% |
| 10 years (since 2016) | +2.7% | −0.7% |
| 20 years (since 2006) | +4.1% | +1.3% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
The turnover behind the prices
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 19 sales completed in N9 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 251 sales a year before the financial crisis and 51 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
How N9 8 trades
This is a thin market: 19 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict.
Rents around N9 8
For renting purposes N9 8 sits in Enfield. The ONS average private rent there is £1,788 a month (May 2026). Size sets most of the rent: one-beds average £1,391 a month here against £2,752 for four or more bedrooms.
Average monthly rent by size, Enfield
ONS Price Index of Private Rents, May 2026.
£1,788 a month is £21,456 a year, which against the £422,500 median sold price makes a gross yield of 5.1%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
What people ask about N9 8 (Lower Edmonton)
Is N9 8 (Lower Edmonton) a good place to buy a house?
How much did a house sell for in N9 8 (Lower Edmonton)?
Are property prices falling in N9 8 (Lower Edmonton)?
Are N9 8 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is up 13% over five years in cash but down 10% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in N9 now
The live side of the market holds 89 homes at the moment, listed by 11 agents publishing to HomesIndex.
These cover the whole N9 district, not just N9 8: live asking prices are collected per district.
17% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every N9 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: N prices by size
What homes of each size actually sold for across the N area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £950,000 | £1,445,000 (+52%) | £2,200,000 (+52%) |
| Semi-detached | £430,000 | £535,000 (+24%) | £755,000 (+41%) | £990,000 (+31%) | £1,375,000 (+39%) |
| Terraced | £472,750 | £513,250 (+9%) | £670,500 (+31%) | £1,005,750 (+50%) | £1,607,500 (+60%) |
| Flat | £405,000 | £542,500 (+34%) | £785,567 (+45%) | £1,211,250 (+54%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the N area is the point: the same five years treated these districts very differently.
Five-year change in the median, N area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in N9
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of N9, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| N9 0 | £375,000 | 12 |
| N9 7 | £430,000 | 23 |
| N9 9 | £311,000 | 23 |
Zoom out to the full N9 district report for the type split, monthly volumes and how N9 compares with its neighbours.
Before you sell in N9 8: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at N9 8's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working N9 8: the featured spot on this report is free for founding agents, one per district. Claim N9 8.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to N9 8. Free after a one click sign in.
The live map plots every individual N9 8 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.