Hatch Lane & Highams Park North · Waltham Forest · Chingford and Woodford Green constituency · 51.62678, 0.00797

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

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

The family fortress

 

Schools 100%Safety 83/100Transport 31/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
64
Safety
83
Schools
60
Transport
31
Environment
96
Investment
43

The bottom line

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

The catches: high noise levels nearby and 58 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 6EZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
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 6EZ

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E4 6EZ 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 · 4 min walk

KS2: 107.7

—

Secondary

Heathcote School & Science College

Not yet inspected · 4 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 937m

Crime is 19% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£6,129/m²
Price per ft²£569/ft²
Avg floor area57 m²

EPC breakdown

B
1%
C
15%
D
8%

Based on 24 properties · Confidence: medium

Street mix

Terraced 1%Flat 99%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£142,500
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,928
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.3%

Total change

+371%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.9%

per year

Acceleration

-1.27

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 111 sales

Property Type Mix

Total: 111 sales

Terraced0.9%
Flat/maisonette99.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£115k+64.3%7.7
Post-dot-com plateau2001–2004£97k£162k+67.9%5
Pre-crash peak2005–2007£175k£205k+17.3%3.7
GFC & correction2008–2011£208k£200k-3.8%2
Help-to-Buy recovery2014–2016£220k£280k+27.3%3
Brexit uncertainty2017–2018£319k£340k+6.6%3
Pandemic surge2020–2021£250k£310k+24%3
Rate-rise correction2022–2022£320k£320k+0%3
Current market2024–2025£327k£330k+0.9%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
5.3%
District
6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing2
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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
34 min walk
Woodford Underground StationCentral
36 min walk
No bus stops within 400m

34

Walkability score

79

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 park191m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Richmond Road Car Park· yes
558m
🅿️
Co-op Car Park· no
570m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseHIGH
road
Noisier 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 — 2.5 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

28 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 · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 12.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

110

Parks (1km)

19

Restaurants (800m)

11

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 · 916 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)

860m

Post office

Nearby shops

The Bakineer387 m

Nearby cafes

Double Bubble386 m
Caffè Nero573 m
Station Cafe574 m
Costa574 m

Nearby restaurants

Greggs592 m
Green 17 Bistro594 m
Sam's595 m
Huckleberry Chicken602 m

Nearby pubs

The Dovecote429 m
The Queen Elizabeth653 m
Bar One Twenty741 m
The Front Room745 m

Nearby gyms

Chingford Cricket Club520 m

Nearby health

Peter Page Dental Practice599 m
Chingford Smile649 m
Food hygiene (5-star)69% of 52

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

43

Investment score

Moderate

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

50

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,387m
Crossrail 2 route6,347m

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

Inner cityMedium 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)
3
Planning apps (3 years)
5
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)
8
Largest scheme
79 homes · FORMER WALTHAM FOREST SCHOOL SITE, FORMER WALTHAM FOREST SCHOOL SITE, FAVERSHAM AVENUE, E4 6DT
Pipeline pressure
NONE

Named schemes (500m)

Tom Oakman Centre : 6A Weale Road and Miriam Harris Work Centre; 4A, Tom Oakman Centre : 6A Weale Road and Miriam Harris Work Centre; 4A, Weale Road, Chingford, E4 6JL44 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 6EZ

Full postcodeE4 6EZ
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHatch Lane & Highams Park North
Latitude51.626778
Longitude0.007971
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