School Catchments and House Prices in Edmonton
In the Edmonton area, 4 schools were graded Good at their last graded Ofsted inspection (before September 2024), and none Outstanding.
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to. There is no obligation.
In the Edmonton area, 4 schools were graded Good at their last graded Ofsted inspection (before September 2024), and none Outstanding.
Why catchment sets the price in Edmonton
Concentrated demand is what a price premium actually is.
The local benchmark is £425,000 and a detached home averages £637,500.
Ofsted ratings across the Edmonton area
The commercial page for this town sets out the introduction itself: Mortgage advice in Edmonton.
Why an in catchment listing can still miss
A house advertised as in catchment may not be next year. The local council publishes last year's furthest distance offered for each school. Ask for that figure in writing before you offer.
Ratings age too. An Outstanding judgement can be several years old, and inspections since September 2024 report differently. Read the current report rather than the agent's summary of it.
No school in the immediate area currently holds an Outstanding rating. That removes the sharpest premium and widens your search across London.
The detail behind the Edmonton numbers
The schools families ask about here are Edmonton County School, Wilbury Primary School, Raynham Primary School, St John and St James CofE Primary School and Eldon Primary School. 4 local schools were graded Good or Outstanding at their last graded Ofsted inspection (before September 2024). Ratings age between inspections, so read the latest report before you rely on one.
On getting about: Edmonton Green to Liverpool Street takes about 25 min.
By price, Edmonton ranks 303 of the 320 London locations we cover, at £425,000 against a county average of £732,469. Band D council tax here is £2,268, against an average of £2,121 across the county locations we cover.
How Edmonton scores for different buyers
Edmonton is a large, comparatively affordable, well-connected north-London district in the Lea Valley.
The full local guide covers schools, transport and the market in detail: Edmonton property and area guide.
| Who it suits | Out of five | Why |
|---|---|---|
| Families | ★★★☆☆ | Good schools (Edmonton County, Wilbury, Raynham and St John & St James are all Good), Pymmes Park and the Lee Valley on the doorstep and real space for the money, but it is a busy, mixed district threaded by the North Circular and the A10, so choose your street carefully. |
| First-time buyers | ★★★★★ | One of the more affordable parts of London, ex-council and purpose-built flats from around £275,000 to £375,000 and terraces below the London average, with direct trains into Liverpool Street, makes Edmonton a genuine first step onto the London ladder. |
| Buy-to-let landlords | ★★★★☆ | Relative affordability, strong rental demand near the stations and North Middlesex Hospital, and the Meridian Water regeneration support the numbers, but check Enfield's selective/additional landlord-licensing rules, which apply across much of the borough. |
| Commuters (Edmonton Green to Liverpool St) | ★★★★☆ | Edmonton Green and Silver Street run direct into Liverpool Street on the Overground, and Meridian Water reaches Stratford and Liverpool Street, with the Victoria line close at Seven Sisters, a solid commute, though there is no Tube in Edmonton itself. |
| First-rung investors | ★★★★☆ | Below-average London prices plus Enfield's huge ~£6bn, 10,000-home Meridian Water regeneration give real long-term growth potential, a genuine value-and-regeneration play, provided you take a long-term view. |
First-time buyers
People wanting a genuine way into London ownership, ex-council and purpose-built flats from around £275,000 to £375,000 and terraces below the London average, with direct Overground trains into Liverpool Street.
Investors & landlords
People after relative value, strong rental demand and regeneration upside, below-average prices, the Meridian Water scheme and rail links, subject to Enfield's landlord-licensing rules.
Families on a budget
People wanting space, parks and Good schools for the money, Edmonton County, Wilbury, Raynham and St John & St James, Pymmes Park and the Lee Valley, with a rail commute, mindful of the busy main roads.
Edmonton is known locally for Pymmes Park & Millfield House, and Pymmes Park. Historic Pymmes Park and the Grade II* listed Georgian Millfield House, survivals of the older Edmonton, now green space and a much-loved arts venue.
Practical detail for Edmonton: the N9 & N18 postcode district, Edmonton Green & Silver Street (London Overground, Weaver line) direct to Liverpool Street; Meridian Water (Lea Valley Lines) to Stratford, Liverpool Street, Stansted & Cambridge and nearest A and E is North Middlesex University Hospital (Sterling Way, N18), in Edmonton; verify with NHS.
Edmonton at a glance
| School | What to check before you offer |
|---|---|
| Edmonton County School | Confirm last year's furthest offer distance, then read the current report. |
| Wilbury Primary School | Confirm last year's furthest offer distance, then read the current report. |
| Raynham Primary School | Confirm last year's furthest offer distance, then read the current report. |
| St John and St James CofE Primary School | Confirm last year's furthest offer distance, then read the current report. |
| Eldon Primary School | Confirm last year's furthest offer distance, then read the current report. |
Figures are local averages used for illustration. Confirm your own numbers before acting on them.
Ask about Edmonton
Three details is all we need. You are told before anything is passed to a partner firm.
Your checklist
- Last year's furthest offer distance, in writing from the council
- The current Ofsted report, not a remembered rating
- Whether a sibling policy is applied before distance
- £42,500 of deposit at 10% on the local average, before fees
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to. There is no obligation.
Check broadband before you make an offer in Edmonton
Broadband speeds can vary street by street in Edmonton, so check the exact address before you commit. Ofcom's free checker shows which broadband speeds and mobile coverage are available at any UK property.
We can introduce you to a specialist who can combine your mobile, broadband and utilities into one bill. There's no fee for the introduction.
We don't provide these services ourselves. Switching household bills is not a regulated financial service, so FCA protections and the Financial Ombudsman do not apply. We'll only pass your details to the specialist if you ask us to. See our privacy notice.
Questions people ask
Do Outstanding schools raise house prices in Edmonton?
Can I appeal if we miss a place?
How do I check broadband speed at a property in Edmonton?
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