Located on the boundaries of Enfield and Harringey Edmonton is a popular part of North London, find out all about it in my area guide.
About Edmonton
Unlike its namesake the other side of the Atlantic, Edmonton isn’t swamped by tourists or business folk.
But that doesn’t mean that it is not an attractive prospect for people looking to invest or move.
Positioned in the heart of North London, just bellow the A406, Edmonton offers a lot for a number of people.
One of Edmonton’s true gems is its warm and welcoming community.
I found locals to be happy to share their stories and recommend their favorite spots in my few days there.
Let’s dig into all this area has to offer;
Edmonton Area Guide – Transport Links
The main method of public transport in and around Edmonton is the overground railway. In fact this is the premier method across Enfield.
Edmonton Green rail station is on the above mentioned overground railway and provides frequent services to Central London and other parts of the city.
You can get to London Liverpool Street in 29 minutes with services around every 10 minutes. Edmonton Green is in zone four of the TFL transport network.
Another popular mode of transport in Edmonton is bus with a huge depot opposite the train station.k
There are a number of bus routes that can connect you to North and Central London, including the 102, 144, 149, 192, 259, 279, and 349.
Finally it is also worth mentioning the road network in Edmonton which is good providing fast access to the A406 and beyond.
Something which I noticed was that the roads didn’t seem to be too busy either. For context the below photo was taken at 8.45am on a main road into the town centre and train station.
Crime – Is Edmonton a safe area?
The crime rate per 1,000 people in Edmonton is 202.5, this is significantly higher than the London average of 95.
It is also a lot higher than the wider area of Enfield.
With that said however, a bit like with places like Stratford and Romford when there are busy retail areas there is associated crime.
For example it would be unfair to compare Edmonton to a solely residential area which had no licenced premises or shops.
All that said however that figure of 202 is very high and could dissuade many from settling there.
The most common crime type is violence and sexual offences followed by antisocial behaviour.
Edmonton Area Guide – Demographics
Walking around Edmonton you will very quickly realise how diverse it is as an area.
There are people from all ethnicities and religions mixing together.
Per the statistics taken from the 2022 Census;
White British: 38%
Black African: 8%
Black Caribbean: 9%
Other White: 41%
Indian: 2.1%
Bangladeshi: 0.9%
Chinese: 0.9%
Other Asian: 2.2%
Mixed: 3.6%
Other: 4.4%
The most common religion in Edmonton is Christianity, with over 50% of the population identifying as such.
However, there is a significant Muslim minority, with over 20% of the population identifying as Muslim.
There are also smaller Jewish, Hindu, and Sikh communities in the area.
The average household income in Edmonton is £35,000, which is slightly below the London average.
However, there is a significant gap between the richest and poorest residents of Edmonton.
The most deprived areas are in the North of the town, while the wealthiest areas are in the south.
Edmonton Area Guide – House Prices
As mentioned above there is a big difference in wealth and subsequently house prices as you travel round Edmonton.
According to Rightmove however the average price is £464,000.
That is quite reasonable for London.
Flats are even more reasonable, selling for an average price of £272,191, with semi-detached properties fetching £606,079.
Having travelled around most of London, you won’t find many areas where you can pick up a property under £300,000.
Prices in Edmonton are 1% up over the past 12 months.
Verdict – Is Edmonton a nice place to live
Having spent a couple of days in Edmonton I have a mixed view but leaning towards positive.
Crime is a notable issue in Edmonton and will weigh heavy on a number of potential residents minds. But the crime issue in my opinion is slightly negated by improvements being made in the area.
Noticeably property related crime (theft from cars and burglaries) is trending down.
In addition I stopped and spoke to a number of market stall holders and they raved about the area.
They were friendly, positive and just noted how they believed it was a nice area to live.
I am not suggesting anyone should take too much from anecdotal tales but I did find it interesting.
On the subject of the market and general shopping area, it is no Rodeo Drive but it has character and charm. Plus it has one of the biggest Asda’s I have encountered. Glamorous no, practical yes.
Then you have got the big one for me in that house prices are reasonable for London, especially for an area with solid transport links.
So all in all I can’t claim Edmonton to be anything like a hidden gem. But it does present an interesting proposition for investors or people looking to move.
