Hatch Lane & Highams Park North · Waltham Forest · Chingford and Woodford Green constituency · 51.62166, 0.01088

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

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

The family fortress

 

Schools 100%Safety 83/100Transport 19/100Yield 3.66%

Best for: Families

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Car-dependent area — limited public transport

Liveability
54
Safety
83
Schools
60
Transport
19
Environment
96
Investment
38

The bottom line

E4 6HS offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £475,000 median — 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 6HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-8.7% vs London avg
vs London income-11.2% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for E4 6HS

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

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Postcode Personality

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“The family fortress”

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How E4 6HS 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 · 5 min walk

KS2: 107.7

—

Secondary

Heathcote School & Science College

Not yet inspected · 7 min walk

P8: -0.28A8: 45.0

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 56 min walk

3 primaries · 2 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 offences31%
Other29%
Anti-social behaviour25%
Vehicle crime10%
Drug offences4%
Robbery1%
Burglary1%
Theft0%

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 · 1.4km

Crime is 19% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£475,000

Median sale price

9% below London median

£475,000 is 9% below the London median (£520,000)

-13.6%

This year

Terraced

Dominant type

Price history

5-year change
+17.3%
Sales (24 months)5
New build0.0%
Avg terraced£475,000
Price per m²£7,047/m²
Price per ft²£655/ft²
Avg floor area67.7 m²

EPC breakdown

B
3%
C
20%
D
17%
E
3%
F
1%

Based on 44 properties · Confidence: high

Street mix

Semi 11%Terraced 90%

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

Stamp duty

Standard buyer£11,250
First-time buyerFTB
£2,500
Additional propertyBTL/2nd
£25,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

12.7×

Price-to-income

£2,376/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£169,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
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

1995–2026 · CAGR

+6.8%

Total change

+658%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.6%

per year

Acceleration

-26.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 38 sales

Property Type Mix

Total: 38 sales

Semi-detached10.5%
Terraced89.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£61k£114k+86.9%1.7
Post-dot-com plateau2003–2004£176k£185k+5.1%2.5
Pre-crash peak2005–2005£189k£189k+0%2
GFC & correction2008–2011£210k£214k+1.7%2
Help-to-Buy recovery2013–2016£235k£360k+53.2%1.2
Brexit uncertainty2018–2019£361k£335k-7.3%1.5
Pandemic surge2021–2021£405k£405k+0%3
Rate-rise correction2022–2022£457k£457k+0%1
Current market2024–2026£475k£463k-2.6%1.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
6.8%
District
6.6%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position75

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
16 min walk
ChingfordNational Rail
16 min walk
Highams Park Rail StationWeaver
21 min walk
Woodford Underground StationCentral
29 min walk
Roding Valley Underground StationCentral
29 min walk
No bus stops within 400m

28

Walkability score

53

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park431m
Santander docks (800m)0
Nearest cycle dock5.3 km

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 52%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.1 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): 3

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

20 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

5

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 12.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

97

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketLondis · 422 m
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

389m

Post office

Nearby shops

The Bakineer924 m

Nearby cafes

Royal Star Cafe404 m
Double Bubble922 m

Nearby restaurants

Oriental Chef442 m
Harry's fishnchips451 m
Shack No.14470 m
Vujon578 m

Nearby pubs

The Dovecote221 m
The Queen Elizabeth1.0 km

Nearby gyms

Chingford Cricket Club926 m
Food hygiene (5-star)56% of 16

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

38

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score18/100
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

40.7

Price growth score

D
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,979m
Crossrail 2 route6,135m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,661 nationally

1,600

Est. population

10,120/km²

56%

Employed

29%

Degree educated

£37,300

Median income

7.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

53

Community stability

Age profile

25%
17%
22%
22%
14%
Under 1825%
18–3417%
35–4922%
50–6422%
65+14%

Tenure

24%
30%
37%
Own outright24%
Own (mortgage)30%
Private rent9%
Social rent37%
Rent free0%

Ethnicity

53%
14%
White British53%
White Other14%
Asian10%
Black13%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine23%
No car household26%
Unemployed5%
No qualifications28%

Housing tenure (Census 2021)

Social rent37%
Private rent9%

vs. London

Income vs London-11.2%
Price vs London-8.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Planning apps (3 years)
2
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)
4
Largest scheme
51 homes · Former Wheelwrights Public House, 94, Former Wheelwrights Public House, 94, Hatch Lane, Chingford, E4
Pipeline pressure
NONE

Named schemes (500m)

Former Wheelwrights Public House, 94, Former Wheelwrights Public House, 94, Hatch Lane, Chingford, E451 homes
completed
Friday Hill House, 7, Friday Hill House, 7, Simmons Lane, Chingford, E4 6JH18 homes
completed
77, 77, Hatch Lane, Chingford, E4 6LP5 homes
completed
Car Park, Car Park, Farthings Close, Chingford, E44 homes
completed
1, 1, BETOYNE AVENUE, Chingford, London, E4 9SG2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£475,000)

£11,250

Standard buyer

£2,500

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Waltham Forest with nearby boroughs:

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Key facts for E4 6HS

Full postcodeE4 6HS
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHatch Lane & Highams Park North
Latitude51.621657
Longitude0.010880
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