Hale End & Highams Park South · Waltham Forest · Chingford and Woodford Green constituency · 51.60803, -0.00154

E4 9EF— Hale End & Highams Park South, Waltham Forest

Location and area intelligence for E4 9EF, Hale End & Highams Park South, Waltham Forest

Under-the-radar value

 

Top 5% LondonSchools 100%Safety 96/100Transport 43/100Yield 5.19%Only 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Exceptional for families — top safety and school scores

Liveability
78
Safety
96
Schools
90
Transport
43
Environment
58
Investment
49

Location

E4 9EF

Key facts for E4 9EF

Full postcodeE4 9EF
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHale End & Highams Park South
Latitude51.608029
Longitude-0.001536
Parliamentary constituencyChingford and Woodford Green
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
ExcellentNeutralRisk: Low

London Benchmarks

vs London avg price-35.6% vs London avg
vs London income+10.7% vs London avg
vs London crime-99.2% vs London avg

Deep-dive guides for E4 9EF

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

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“Under-the-radar value”

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How E4 9EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Handsworth Primary School

Good · 3 min walk

KS2: 105.5

★★

Secondary

Highams Park School

Good · 4 min walk

P8: +0.09A8: 50.4

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 34 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

0.5 incidents per 1,000 residents

Top 5% — safest in London
↓ Falling 50.0%

-93% vs borough

Crime by type

Vehicle crime100%
Anti-social behaviour0%
Drug offences0%
Other0%
Theft0%
Robbery0%
Burglary0%
Violence & sexual offences0%

Road safety

99

Road safety score

1

Accidents (5yr)

Crime is 99% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.

£335,000

Median sale price

Bottom 25% — 36% below London median

£335,000 is 36% below the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)1
New build0.0%

Street mix

Flat 100%

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£4,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£14,300

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

7.2×

Price-to-income

£1,676/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield845 kWh/kWp/yr

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

Council tax band Band DAnnual charge £1,928
Price growth potentialModerate

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
🚂
Highams Park

Nearby stations

🚇
Highams Park Rail StationWeaver
1 min walk
🚂
Highams ParkNational Rail
1 min walk
🚇
Wood Street Rail StationWeaver
30 min walk
🚇
Woodford Underground StationCentral
31 min walk
🚇
South Woodford Underground StationCentral
34 min walk
🚌5 bus routes · 5 stops within 400m · 136 buses/hr peak

46

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

4.2 km

Nearest cycle dock

Central London commute times

London Bridge58 min ↑
Victoria63 min ↑
Waterloo64 min ↑
Canary Wharf58 min ↑
City ★44 min

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

Parking & EV

Car parks, spaces and charging points

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park71m
Santander docks (800m)0
Nearest cycle dock4.2 km

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.8 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 28%
Above average green space

Nearest SSSI: Chingford Reservoirs SSSI — 3.9 km

Energy

Solar: 845 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

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 yield845.3 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE FOREST SURGERY

2 MACDONALD ROAD, WALTHAMSTOW, E17 4BA

19 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

21

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketLondis · 1.3 km
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

0

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Newsplus Food & Wine1.1 km

Nearby cafes

Costa8 m
Ziggy’s Gift Shop31 m
Indulge44 m
The Corner Cafe78 m

Nearby restaurants

Subway21 m
Yaz Restaurant31 m
YO! Sushi52 m
Breeze74 m

Nearby pubs

Vino Tap90 m
The Stag and Lantern96 m
The County Arms170 m
The Royal Oak529 m

Nearby gyms

The Fitness Space74 m
Lotus Health And Fitness219 m
Peter May Sports Centre729 m
Larkswood Leisure Centre999 m

Nearby health

Handsworth Medical Practice181 m
Food hygiene (5-star)58% of 73

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

A

High street health

Investment

Investment grade, yield and market outlook

49

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
5.19% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score26/100
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

61.4

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,237m
Crossrail 2 route4,581m

Demographics

22 Apr

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,220 nationally

1,926

Est. population

11,509/km²

69%

Employed

47%

Degree educated

£46,500

Median income

3.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

53

Community stability

Age profile

22%
24%
24%
19%
Under 1822%
18–3424%
35–4924%
50–6419%
65+11%

Tenure

28%
44%
19%
Own outright28%
Own (mortgage)44%
Private rent19%
Social rent6%
Shared ownership3%

Ethnicity

53%
15%
White British53%
White Other15%
Asian10%
Black9%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine14%
No car household25%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent19%
Social rent6%

vs. London

Income vs London+10.7%
Price vs London-35.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (3 years)
6
Borough approval rate
85%
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
253 homes · Former C & A Warehouse, 1,2,3,4, & 12, Former C & A Warehouse, 1,2,3,4, & 12, Jubilee Avenue, Chingford, E4 9JD
Pipeline pressure
NONE

Named schemes (500m)

Former C & A Warehouse, 1,2,3,4, & 12, Former C & A Warehouse, 1,2,3,4, & 12, Jubilee Avenue, Chingford, E4 9JD253 homes
completed
Naseberry Court, 2, MERRIAM CLOSE, E4 9JQ119 homes
completed
Land known as Block H, Land known as Block H, Hickman Avenue, E4 9JD83 homes
completed
Land Rear of 470, Land Rear of 470, Larkshall Road and off Wilton Place, Chingford, E415 homes
completed
422 - 426, 422 - 426, Hale End Road, Chingford, E4 9PB7 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
27.4%
Ward turnout
47%
Election year
2022
MP
Sir Iain Duncan Smith (Conservative)
MP majority
4,757
Constituency
Chingford and Woodford Green

Councillors

Tony BellLabour
Rosalind Anne DoréLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£335,000)

£4,250

Standard buyer

£0

First-time buyer

Save £4,250

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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The bottom line

E4 9EF offers exceptional schools (100% Good/Outstanding) and low crime at £335,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

What else could £335k buy?

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Data freshness

When each data source was last updated

92%

Confidence score

11/12

Pillars populated

High reliability
gp1 May
cqc8 May
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
stats199 Jun
streets18 Apr
planning1 Jun
property1 May
amenities4 May
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
housing pipeline18 Apr
population density18 Apr

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