Property investment stats for Upper Edmonton, North London
A complete guide to property investment in Upper Edmonton.
Last updated: 3 November 2025
Investment summary
Upper Edmonton sits in North London and is a distinctively diverse neighbourhood, with a high proportion of families and a very strong presence in the private and social rented sectors. The area’s housing market is shaped by a large rental community, as seen in the private rented housing percentile in the 92nd percentile and social rented housing in the 87th percentile, both much higher than most of Britain. Owner occupation is rare here, which is typical for this part of London, but worth noting for those seeking long-term stability or resale flexibility.
The current median price per square foot sits at £447 per sq ft, reflecting the area’s relative affordability for London, while the price-to-income ratio of 7.5 and rent-to-income ratio of 39.6% are in line with what you’d expect for the capital. Activity is steady, with 127 annual sales and properties spending a median of 40 days on the market. This is a part of London where rental yields are the headline, with an average of 5.8% and the top-performing postcode district yielding 6.5%.
Key investment stats for Upper Edmonton
Median price per sq ft
£447 / sq ft
Average rental yield
5.8%
Capital growth (1y)
-4.6%
Sales in past year
127
* Property stats calculated for last full calendar year (2024).
Live property stats in Upper Edmonton
Live prices in Upper Edmonton, North London
* Extreme prices clipped for legibility
Properties for sale
Median price
£410,000
25% of properties below...
£293,750
75% of properties below...
£475,000
Most expensive property
£999,995
Live listings
60
Median days on market
40
Should you invest in Upper Edmonton?
Opportunities
- Rental yields are a key strength here, with an average of 5.8% and the top postcode district reaching 6.5%, which is attractive for buy-to-let investors.
- The high proportion of families and younger residents, alongside a strong student presence in the 92nd percentile, supports sustained demand for rental accommodation.
- Relative affordability for London, with a median price per square foot of £447 per sq ft, may offer entry points for investors priced out of more central areas.
Risks
- Capital growth has changed by -4.6% over the past year, and the annualised growth over three years is 1.3%, suggesting limited short-term upside for price appreciation.
- Owner-occupation is in the 9th percentile, which could impact long-term resale demand and market stability if rental demand shifts.
- The area’s unemployment rate is in the 97th percentile nationally, which may affect tenant quality or stability in the rental market.
Outlook
Upper Edmonton’s outlook remains shaped by its rental market. With rental yields at 5.8% and a high proportion of homes in the private and social rented sectors, this is a neighbourhood where income-focused investors can find opportunities. The area’s affordability relative to much of London, with a median price per square foot at £447 per sq ft, should help support demand from renters and investors alike.
However, capital growth prospects look muted, given the one-year change of -4.6% and three-year annualised growth at 1.3%. Liquidity is reasonable, with homes spending around 40 days on the market and transactions at 127 per year. For investors willing to focus on yield and navigate a market driven by renters, Upper Edmonton offers a stable if unspectacular, long-term proposition.
Property market trends in Upper Edmonton
Average yield (%)
* 2025 data for YTD
Median price per sq ft (£/sq ft)
* 2025 data for YTD
Live properties in Upper Edmonton
Investment properties in Upper Edmonton, North London
£320,000 - Guide Price
3 bedroom end of terrace house for sale
Montagu Road, London, N18
£500,000 - Offers in Excess of
3 bedroom house for sale
Tamarind Mews, Meridian Water, Lond...
£240,000
3 bedroom maisonette for sale
Bridport House, Edmonton, N18
£410,000 - Guide Price
3 bedroom terraced house for sale
Branksome Avenue, London, N18
Achieved vs asking prices
Key takeaway: Seller's market
Median discounts are small, suggesting a competitive market.
Headline stats
• Median discount: £0
• 1 in 4 properties sell at > £9,500 below asking
• 1 in 10 properties sell at > £15,000 below asking
In percentage terms:
• Median discount of 0.0%
• 25% of properties discounted by > 1.7%
• 10% of properties discounted by > 3.7%
Best places to invest in Upper Edmonton
Top postcodes for rental yield and (annualised) capital growth
Nearby and related areas
Data sources
GeoGlider calculates property investment stats by blending official and proprietary datasets. Here's a quick overview of key sources and how we use them:
HM Land Registry: Property transaction and sold-price records for England & Wales used to calculate historical capital growth, price levels and comparables.
Office for National Statistics (ONS): Demographic and economic indicators for the UK, including Census 2021, supporting area profiling and market context.
Ordnance Survey: Authoritative UK geospatial data powering accurate boundaries, roads and terrain for mapping and spatial analysis.
GeoProp: Our proprietary AI pipeline that processes millions of property listings to extract rich features and live market signals.
Department for Levelling Up, Housing & Communities: Energy Performance Certificate (EPC) scores and property floor areas.
HM Revenue & Customs (HMRC): Household income and employment data to understand local affordability and economic conditions.
Data is updated continuously, matched across sources and rigorously validated.