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Buying at N18 2NS

Before you offer on a home at N18 2NS: the checks to raise with your surveyor and conveyancer, whether an asking price stands up against what sold nearby, how prices here have moved since 1995, what it costs to run a home, and a buyer's report for every home on the postcode.

3 things to raise before an offer, and a street where the typical sale was £400k. In Upper Edmonton East & Meridian Water.

3 to check2 clear£400k typical on Montagu Road

The checklist

Before you make an offer

Check
Ground: shrink-swell clay (subsidence) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.
Check
Flood risk from rivers or the sea0% of homes in this postcode are at high and 44% at medium risk. Ask about past flooding and get an insurance quote before you exchange (Environment Agency).
Check
Noise above WHO guidelines: road 74 dB24-hour averages from Defra's 2022 noise maps (England). Visit at rush hour and at night.
Note
Article 4 directionSome work normally allowed without planning permission needs it here (Borough wide).
Note
Busy road: A406, 740 m awayAbout 102,340 vehicles a day in 2025 (DfT traffic counts).
Note
Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.
Clear
No coal mining riskOutside the Coal Authority's coalfield.
Clear
Gigabit broadband95% of premises in the postcode can get it (Ofcom).

Xoserve, UKHSA/BGS radon atlas, BGS GeoSure, Coal Authority, Environment Agency (© Environment Agency copyright and/or database right 2026), Defra noise maps, Historic England, Ofcom, council planning registers (OGL). For a particular home, its buyer's report (below) adds tenure, energy rating, age and extensions.

Price

Is the asking price fair?

£400ktypical sale on Montagu Road, last 10 years

£4,900typical price per m² in Upper Edmonton East & Meridian Water

£2,620–£4,140per m² for homes at N18 2NS sold since 2015

Multiply a home's floor area (on its energy certificate) by £4,900 for a neighbourhood benchmark: 90 m² comes to about £441k. Homes at N18 2NS have sold below it. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

Trend

Prices in Upper Edmonton East & Meridian Water

Upper Edmonton East & Meridian Water

+41% over ten years (2015 to 2025).

Typical (median) sale price each year, all home types, HM Land Registry.

Comparables

What sold nearby in the last two years

Type	Sales	Typical	Range
Semi-detached	9	£415k	£265k – £515k
Terraced	45	£405k	£219k – £575k
Flat	34	£280k	£111k – £450k

Standard sales in Upper Edmonton East & Meridian Water. Every recent sale.

Running costs

What it costs to live here

A home's own band, energy rating and typical bills are in its buyer's report.

MHCLG council tax; Xoserve gas connections.

Supply

How often homes come up

7sales on Montagu Road in the last two years

88sales in Upper Edmonton East & Meridian Water in the last two years

HM Land Registry standard sales.

Check a home

Buyer's reports for homes at N18 2NS

Home	Last sold	Floor area
116, Montagu RoadTerraced	£385,000, Nov 2021	93 m²	Buyer's report →
118, Montagu RoadTerraced	£145,000, Nov 2005	85 m²	Buyer's report →
122, Montagu RoadTerraced	£75,000, Jun 1998	90 m²	Buyer's report →
124, Montagu RoadTerraced	£172,000, Feb 2004	86 m²	Buyer's report →
126, Montagu RoadTerraced	£172,000, Nov 2004	103 m²	Buyer's report →
128, Montagu RoadTerraced	£335,000, Mar 2016	128 m²	Buyer's report →
130, Montagu RoadTerraced	£178,000, May 2006	94 m²	Buyer's report →
142, Montagu RoadTerraced	£230,000, Nov 2013	83 m²	Buyer's report →
144, Montagu RoadFlat	£38,500, Jul 1999	61 m²	Buyer's report →
144a, Montagu RoadFlat

More for buying: Where can I afford? · How much to offer · Buying checklist · Check your documents

Go deeper

Checking this postcode…

Buying at N18 2NS

3 things to raise before an offer, and a street where the typical sale was £400k. In Upper Edmonton East & Meridian Water.

3 to check2 clear£400k typical on Montagu Road

Before you make an offer

Check

Ground: shrink-swell clay (subsidence) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.

Check

Flood risk from rivers or the sea0% of homes in this postcode are at high and 44% at medium risk. Ask about past flooding and get an insurance quote before you exchange (Environment Agency).

Check

Noise above WHO guidelines: road 74 dB24-hour averages from Defra's 2022 noise maps (England). Visit at rush hour and at night.

Note

Article 4 directionSome work normally allowed without planning permission needs it here (Borough wide).

Note

Busy road: A406, 740 m awayAbout 102,340 vehicles a day in 2025 (DfT traffic counts).

Note

Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.

Clear

No coal mining riskOutside the Coal Authority's coalfield.

Clear

Gigabit broadband95% of premises in the postcode can get it (Ofcom).

Is the asking price fair?

£400ktypical sale on Montagu Road, last 10 years

£4,900typical price per m² in Upper Edmonton East & Meridian Water

£2,620–£4,140per m² for homes at N18 2NS sold since 2015

Multiply a home's floor area (on its energy certificate) by £4,900 for a neighbourhood benchmark: 90 m² comes to about £441k. Homes at N18 2NS have sold below it. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

What homes cost and rent in Upper Edmonton East & Meridian Water, by size

Size	Typical value today	Cheaper quarter	Estimated rent	Gross yield
1 bed	£239k	£189k	£1,200 a month	6.0%
2 beds	£380k	£315k	£1,800 a month	5.7%
3 beds	£421k	£390k	£2,020 a month	5.8%
4+ beds	£501k	£466k	£2,340 a month	5.6%
All homes	£403k	£361k	£1,670 a month	5.0%

Values: sales since 2021 of homes with an energy certificate (bedrooms estimated from its rooms), carried to today on the local price index; the cheaper quarter is what a quarter of them go for under. Rents are estimates: the council's typical private rent (ONS) adjusted for how values here compare, or the postcode district's own rent (ONS, London). Gross yield = a year's rent ÷ value, before costs. Compare it with other places