Hale End & Highams Park South · Waltham Forest · Chingford and Woodford Green constituency · 51.60549, -0.00299

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

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 75/100Transport 37/100Low yield 3.02%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
70
Safety
75
Schools
95
Transport
37
Environment
65
Investment
43

The bottom line

E4 9JH offers exceptional schools (100% Good/Outstanding) and low crime at £576,250 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 9JH 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 9JH meets your needs.

Location

E4 9JH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+10.8% vs London avg
vs London income+10.7% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for E4 9JH

🛡️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 9JH with:

Postcode Personality

🎓 School Smart🌳 Good Parks📈 Up & Coming🔒 Very Safe🍕 Buzzing

“The family fortress”

Share:WhatsAppShare on X

How E4 9JH 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 · 3 min walk

KS2: 108.0

★★

Secondary

Highams Park School

Good · Inspected May 2024 · 7 min walk

P8: +0.09A8: 50.4

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.5 incidents per 1,000 residents

Better than 54% of London
↑ Rising 1614.3%

-11% vs borough

Crime by type

Other33%
Violence & sexual offences28%
Anti-social behaviour17%
Vehicle crime9%
Drug offences4%
Burglary4%
Theft3%
Robbery3%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

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 · 2.7km

Crime is 7% below London average

Property

2 Jul

Prices, sales volume and market trends

£576,250

Median sale price

Above London median by 11%

£576,250 is 11% above the London median (£520,000)

+18.7%

This year

Flat

Dominant type

Price history

5-year change
+47.8%
Sales (24 months)8
New build0.0%
Avg semi-detached£577,500
Avg terraced£700,000
Avg flat£331,000
Price per m²£8,256/m²
Price per ft²£767/ft²
Avg floor area71.3 m²

EPC breakdown

C
17%
D
41%
E
10%
F
1%

Based on 69 properties · Confidence: high

Street mix

Semi 5%Terraced 45%Flat 49%Other 1%

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£16,312
First-time buyerFTB
£7,562
Additional propertyBTL/2nd
£33,600

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

12.4×

Price-to-income

£2,883/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£178,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,928
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.1%

Total change

+676%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.4%

per year

Acceleration

-45.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £125k–£150k · 121 sales

Property Type Mix

Total: 121 sales

Semi-detached5.8%
Terraced48.8%
Flat/maisonette45.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£68k+3.4%4
Post-dot-com plateau2001–2004£77k£149k+94.1%5.2
Pre-crash peak2005–2007£142k£277k+95.1%5
GFC & correction2008–2012£160k£175k+9.4%3.8
Help-to-Buy recovery2013–2016£261k£508k+94.4%3.8
Brexit uncertainty2017–2019£540k£443k-18%3
Pandemic surge2020–2021£555k£390k-29.7%4.5
Rate-rise correction2022–2023£336k£430k+28.2%2.5
Current market2024–2025£576k£511k-11.4%4

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.3% alpha

Weakest performer

Flat/maisonette

+0.7% alpha

Terraced+1.3% α
Local
8.1%
District
6.8%
Flat/maisonette+0.7% α
Local
6.9%
District
6.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
Trend Position75

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
5 min walk
Highams ParkNational Rail
5 min walk
Wood Street Rail StationWeaver
26 min walk
Woodford Underground StationCentral
32 min walk
South Woodford Underground StationCentral
32 min walk
No bus stops within 400m

35

Walkability score

63

Footpaths (500m)

0

Santander docks (800m)

4.0 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 park292m
Santander docks (800m)0
Nearest cycle dock4.0 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: 10.5 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.1 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

15 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.6 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

65

Parks (1km)

24

Restaurants (800m)

15

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketMetro Food Centre · 1.7 km
2 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)

1.7km

Post office

Nearby shops

Newsplus Food & Wine811 m

Nearby cafes

Sali’s lounge196 m
Coffee Treasure226 m
Chives Cafe231 m
Ziggy’s Gift Shop269 m

Nearby restaurants

Paya169 m
Good Friend188 m
Highams Kebab200 m
The Indian Dining Club206 m

Nearby pubs

Vino Tap218 m
The Stag and Lantern238 m
The County Arms329 m
The Royal Oak438 m

Nearby gyms

The Fitness Space237 m
Lotus Health And Fitness312 m
Peter May Sports Centre455 m
Arsenal Football Club Youth Academy785 m

Nearby health

Handsworth Medical Practice401 m
Food hygiene (5-star)58% of 80

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

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
3.0% (average)London avg: 3.8%Below average yield — bottom 62%
Gentrification score40/100
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

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

68.8

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,941m
Crossrail 2 route4,361m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,313 nationally

1,985

Est. population

5,983/km²

68%

Employed

46%

Degree educated

£46,500

Median income

4.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

51

Community stability

Age profile

25%
19%
25%
21%
Under 1825%
18–3419%
35–4925%
50–6421%
65+11%

Tenure

25%
42%
21%
Own outright25%
Own (mortgage)42%
Private rent21%
Social rent11%
Shared ownership1%
Rent free0%

Ethnicity

53%
15%
White British53%
White Other15%
Asian11%
Black8%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine14%
No car household26%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent21%
Social rent11%

vs. London

Income vs London+10.7%
Price vs London+10.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
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)
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
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
SITE OF GARAGES, REAR OF, 97, SITE OF GARAGES, REAR OF, 97, ALDRICHE WAY, E414 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 (£576,250)

£16,312

Standard buyer

£7,562

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.

Live in E4 9JH? 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 9JH.
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 £576k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E4 9JH

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

No spam. Unsubscribe anytime.

Key facts for E4 9JH

Full postcodeE4 9JH
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHale End & Highams Park South
Latitude51.605491
Longitude-0.002991
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