Hale End & Highams Park South · Waltham Forest · Chingford and Woodford Green constituency · 51.60770, -0.00362

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

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

Under-the-radar value

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 39/100Yield 5.65%

Best for: Families, Owner-occupiers

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
69
Safety
80
Schools
95
Transport
39
Environment
64
Investment
47

The bottom line

E4 9FQ offers exceptional schools (100% Good/Outstanding) and low crime at £308,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 47 min to city — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E4 9FQ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E4 9FQ meets your needs.

Location

E4 9FQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-40.8% vs London avg
vs London income+10.7% vs London avg
vs London crime+14.0% vs London avg

Deep-dive guides for E4 9FQ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E4 9FQ with:

Postcode Personality

🎓 School Smart🔒 Very Safe💰 Value Find🍕 Buzzing

“Under-the-radar value”

Share:WhatsAppShare on X

How E4 9FQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Selwyn Primary School

Outstanding · Inspected May 2022 · 4 min walk

KS2: 108.0

★★

Secondary

Highams Park School

Good · Inspected May 2024 · 6 min walk

P8: +0.09A8: 50.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.3 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

+9% vs borough

Crime by type

Other30%
Violence & sexual offences18%
Anti-social behaviour15%
Vehicle crime12%
Drug offences10%
Burglary7%
Robbery6%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 2.4km

Crime is +14% above 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.

£308,000

Median sale price

Bottom 25% — 41% below London median

£308,000 is 41% below the London median (£520,000)

-1.0%

This year

Flat

Dominant type

Price history

5-year change
-3.9%
Sales (24 months)5
New build0.0%
Avg flat£308,000
Price per m²£5,203/m²
Price per ft²£483/ft²
Avg floor area59.2 m²

EPC breakdown

B
25%
C
53%

Based on 78 properties · Confidence: high

Street mix

Terraced 30%Flat 70%

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£2,900
First-time buyerFTB
£0
Additional propertyBTL/2nd
£12,140

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

6.6×

Price-to-income

£1,541/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£148,000
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.24 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,928
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2026 · CAGR

+0.9%

Total change

+13%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.0%

per year

Acceleration

+27.91

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 64 sales

Property Type Mix

Total: 64 sales

Terraced29.7%
Flat/maisonette70.3%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2016£270k£331k+22.6%9.8
Brexit uncertainty2017–2019£358k£430k+20.3%2
Pandemic surge2020–2021£393k£321k-18.3%4.5
Rate-rise correction2022–2023£324k£380k+17.5%3.5
Current market2024–2026£394k£305k-22.6%1.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Weakest performer

Terraced

-0.6% alpha

Flat/maisonette+0.3% α
Local
3.9%
District
3.6%
Terraced-0.6% α
Local
6.7%
District
7.3%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing8
Trend Position100

Transport

1 Jul

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
3 min walk
Highams ParkNational Rail
3 min walk
Wood Street Rail StationWeaver
29 min walk
Woodford Underground StationCentral
33 min walk
South Woodford Underground StationCentral
35 min walk
No bus stops within 400m

38

Walkability score

88

Footpaths (500m)

0

Santander docks (800m)

4.1 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria57 min ↑
Waterloo62 min ↑
Canary Wharf61 min ↑
City ★47 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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park86m
Santander docks (800m)0
Nearest cycle dock4.1 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: 23.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 86% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.7 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 61%
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): 1

Landslide susceptibility: Low

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

18 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 · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

22

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketLondis · 1.4 km
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Newsplus Food & Wine1.1 km

Nearby cafes

Ziggy’s Gift Shop136 m
Costa155 m
Indulge176 m
Chives Cafe187 m

Nearby restaurants

YO! Sushi127 m
Yaz Restaurant162 m
Subway170 m
The Indian Dining Club191 m

Nearby pubs

Vino Tap156 m
The Stag and Lantern188 m
The County Arms299 m
The Royal Oak600 m

Nearby gyms

The Fitness Space90 m
Lotus Health And Fitness332 m
Peter May Sports Centre617 m
Arsenal Football Club Youth Academy901 m

Nearby health

Handsworth Medical Practice328 m
Food hygiene (5-star)57% of 75

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

47

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
5.7% (good)London avg: 3.8%Strong yield — top 13% of London
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

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

17/100

Velocity score

Future outlook

67.5

Price growth score

B
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,135m
Crossrail 2 route4,437m

Demographics

16 Jun

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

3.8%

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-40.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (3 years)
3
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
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
Street Record, LENA KENNEDY CLOSE, Chingford45 homes
completed
'PLATEAU SITE', 'PLATEAU SITE', HIGHAMS STATION AVENUE, E444 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 (£308,000)

£2,900

Standard buyer

£0

First-time buyer

Save £2,900

Affordability check — your annual salary

£

Deposit

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

Live in E4 9FQ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E4 9FQ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

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

What else could £308k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E4 9FQ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E4 9FQ

Full postcodeE4 9FQ
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHale End & Highams Park South
Latitude51.607696
Longitude-0.003616
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