Hatch Lane & Highams Park North · Waltham Forest · Chingford and Woodford Green constituency · 51.62672, 0.00956

E4 6EB— Hatch Lane & Highams Park North, Waltham Forest

Location and area intelligence for E4 6EB, Hatch Lane & Highams Park North, Waltham Forest

The family fortress

 

Schools 100%Safety 83/100Transport 27/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
62
Safety
83
Schools
60
Transport
27
Environment
96
Investment
34

The bottom line

E4 6EB offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 58 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 6EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.2% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for E4 6EB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E4 6EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Whitehall Primary School

Not yet inspected · 3 min walk

KS2: 107.7

—

Secondary

Heathcote School & Science College

Not yet inspected · 2 min walk

P8: -0.28A8: 45.0

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 62 min walk

4 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

52.5 incidents per 1,000 residents

Better than 60% of London
→ Stable

-23% vs borough

Crime by type

Violence & sexual offences34%
Other29%
Vehicle crime13%
Anti-social behaviour12%
Burglary8%
Drug offences3%
Theft1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 1.0km

Crime is 19% below London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E4 district median

£525,000

Based on 310 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,269/m²
Price per ft²£582/ft²
Avg floor area74.5 m²

EPC breakdown

B
3%
C
90%
D
13%
E
3%
F
1%

Based on 110 properties · Confidence: high

Street mix

Terraced 61%Flat 39%

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£186,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1976-1982
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,928
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+6.6%

Total change

+506%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.5%

per year

Acceleration

-78.06

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 36 sales

Property Type Mix

Total: 36 sales

Terraced61.1%
Flat/maisonette38.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£76k£95k+24.6%2
Post-dot-com plateau2001–2004£137k£200k+46%2
Pre-crash peak2005–2007£168k£204k+21.3%1.7
GFC & correction2008–2011£148k£243k+63.9%1
Help-to-Buy recovery2013–2016£199k£365k+83.4%1.8
Brexit uncertainty2017–2017£400k£400k+0%1
Pandemic surge2021–2021£185k£185k+0%1
Rate-rise correction2022–2023£235k£434k+84.6%1.5
Current market2024–2024£462k£462k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Weakest performer

Terraced

-1.1% alpha

Flat/maisonette+0.3% α
Local
7.7%
District
7.4%
Terraced-1.1% α
Local
5.3%
District
6.4%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing11
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Chingford→ Liverpool Street· 4 tph
28 min

Nearby stations

Chingford Rail StationWeaver
9 min walk
ChingfordNational Rail
9 min walk
Highams Park Rail StationWeaver
27 min walk
Roding Valley Underground StationCentral
32 min walk
Woodford Underground StationCentral
35 min walk
No bus stops within 400m

33

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria64 min ↑
Waterloo70 min ↑
Canary Wharf70 min ↑
City ★58 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

11

Car parks (800m)

2

EV chargers (800m)

Nearest car park83m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Richmond Road Car Park· yes
635m
🅿️
Co-op Car Park· no
654m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 2.6 km

Energy

Solar: 850 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 5

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield850.0 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

RYDAL

375 HIGH ROAD, IG8 9QJ

27 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 12.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

97

Parks (1km)

14

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Dovecote (429 m)

Nearest supermarketLondis · 921 m
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

869m

Post office

Nearby shops

The Bakineer490 m

Nearby cafes

Double Bubble489 m
Caffè Nero627 m
Station Cafe627 m
Jaz & Jetz Kitchen638 m

Nearby restaurants

Wilson’s638 m
Huckleberry Chicken661 m
Greggs667 m
Robins Pie and Mash669 m

Nearby pubs

The Dovecote429 m
The Queen Elizabeth571 m
Bar One Twenty746 m
The Front Room749 m

Nearby gyms

Chingford Cricket Club446 m

Nearby health

Peter Page Dental Practice665 m
Chingford Smile679 m
Food hygiene (5-star)71% of 41

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Investment

Investment grade, yield and market outlook

34

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

43.8

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,433m
Crossrail 2 route6,425m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,197 nationally

1,733

Est. population

6,645/km²

57%

Employed

29%

Degree educated

£37,300

Median income

7.1%

Claimant rate

SuburbanMedium densityMixed

47

Community stability

Age profile

25%
19%
21%
20%
16%
Under 1825%
18–3419%
35–4921%
50–6420%
65+16%

Tenure

23%
28%
19%
30%
Own outright23%
Own (mortgage)28%
Private rent19%
Social rent30%
Shared ownership0%

Ethnicity

56%
White British56%
White Other13%
Asian11%
Black11%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine22%
No car household25%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Social rent30%
Private rent19%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Planning apps (3 years)
4
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
16
Largest scheme
79 homes · FORMER WALTHAM FOREST SCHOOL SITE, FORMER WALTHAM FOREST SCHOOL SITE, FAVERSHAM AVENUE, E4 6DT
Pipeline pressure
NONE

Named schemes (500m)

FORMER WALTHAM FOREST SCHOOL SITE, FORMER WALTHAM FOREST SCHOOL SITE, FAVERSHAM AVENUE, E4 6DT79 homes
completed
HEATHCOTE LODGE, 150, HEATHCOTE LODGE, 150, FRIDAY HILL, E4 6EL28 homes
completed
RED CROSS SITE, 80, RED CROSS SITE, 80, BERESFORD ROAD, E4 6EF20 homes
completed
Friday Hill House, 7, Friday Hill House, 7, Simmons Lane, Chingford, E4 6JH18 homes
completed
Land adjacent to 55 & 75, Land adjacent to 55 & 75, Wyemead Crescent, Chingford, E4 6HN10 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
17.4%
Ward turnout
37%
Election year
2022
MP
Sir Iain Duncan Smith (Conservative)
MP majority
4,757
Constituency
Chingford and Woodford Green

Councillors

Marion FitzgeraldConservative
Justin HalabiConservative
Tim JamesConservative

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Compare Waltham Forest with nearby boroughs:

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Key facts for E4 6EB

Full postcodeE4 6EB
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHatch Lane & Highams Park North
Latitude51.626724
Longitude0.009558
Parliamentary constituencyChingford and Woodford Green
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey