Hale End & Highams Park South · Waltham Forest · Walthamstow constituency · 51.60197, -0.00362

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

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

The family fortress

 

Schools 100%Safety 77/100Transport 32/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
68
Safety
77
Schools
60
Transport
32
Environment
85
Investment
38

The bottom line

E4 9JP offers exceptional schools (100% Good/Outstanding), low crime and a green environment — 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.

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Location

E4 9JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-1.4% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for E4 9JP

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E4 9JP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Thorpe Hall Primary School

Not yet inspected · 6 min walk

KS2: 106.7

—

Secondary

Frederick Bremer School

Not yet inspected · 10 min walk

P8: -0.22A8: 46.3

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 26 min walk

6 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

50.2 incidents per 1,000 residents

Better than 62% of London
↑ Rising 422.2%

from a low base — still below London average

-26% vs borough

Crime by type

Other24%
Violence & sexual offences23%
Anti-social behaviour20%
Vehicle crime17%
Burglary10%
Drug offences3%
Robbery2%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 3.1km

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£8,768/m²
Price per ft²£815/ft²
Avg floor area76.5 m²

EPC breakdown

B
7%
C
21%
D
40%
E
13%
F
2%
G
1%

Based on 84 properties · Confidence: high

Street mix

Semi 6%Terraced 60%Detached 2%Flat 32%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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£191,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (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

+7.9%

Total change

+889%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.7%

per year

Acceleration

-8.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 102 sales

Property Type Mix

Total: 102 sales

Detached2%
Semi-detached5.9%
Terraced62.7%
Flat/maisonette29.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£85k+25%4.3
Post-dot-com plateau2001–2004£124k£179k+44%4.5
Pre-crash peak2005–2007£210k£250k+19%3.3
GFC & correction2008–2012£253k£176k-30.2%2.2
Help-to-Buy recovery2013–2016£243k£278k+14%5
Brexit uncertainty2017–2018£335k£477k+42.4%2
Pandemic surge2020–2021£125k£555k+344%3
Rate-rise correction2022–2023£589k£494k-16.2%2.5
Current market2024–2025£597k£673k+12.7%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.6% alpha

Weakest performer

Flat/maisonette

+1.5% alpha

Terraced+1.6% α
Local
8.4%
District
6.8%
Flat/maisonette+1.5% α
Local
9.6%
District
8.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Highams Park

Nearby stations

Highams Park Rail StationWeaver
9 min walk
Highams ParkNational Rail
9 min walk
Wood Street Rail StationWeaver
21 min walk
Walthamstow Central Underground StationVictoria
30 min walk
Walthamstow Central Rail StationWeaver
30 min walk
No bus stops within 400m

30

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

3.7 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)

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Parking & EV

Car parks, spaces and charging points

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park428m
Santander docks (800m)0
Nearest cycle dock3.7 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 10.1 km away✗ Not Green Belt✗ Not AONB90% green spaceTree canopy: 64%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.5 km

Energy

Solar: 845 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

10 min walk

71%

Recommend GP

71%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

19

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Royal Oak (520 m)

Nearest supermarketMetro Food Centre · 1.3 km
1 tennis courts2 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)

1.7km

Post office

Nearby shops

Newsplus Food & Wine439 m
Lifestyle Express796 m
Samy's828 m
Food & Wine1.2 km

Nearby cafes

Wadham Cafe305 m
Sali’s lounge568 m
Coffee Treasure601 m
Chives Cafe606 m

Nearby restaurants

Sun On151 m
Sushi glamour164 m
Curry in a Hurry327 m
Sea Breeze448 m

Nearby pubs

The Royal Oak520 m
Vino Tap603 m
The Stag and Lantern614 m
The County Arms670 m

Nearby gyms

Peter May Sports Centre325 m
Lotus Health And Fitness627 m
Wadham Lodge Sports Ground629 m
The Fitness Space630 m

Nearby health

Handsworth Medical Practice752 m
Food hygiene (5-star)59% of 64

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

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score23/100
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

51

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,577m
Crossrail 2 route4,161m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,939 nationally

1,871

Est. population

12,870/km²

65%

Employed

44%

Degree educated

£41,400

Median income

4.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

55

Community stability

Age profile

26%
17%
25%
21%
Under 1826%
18–3417%
35–4925%
50–6421%
65+12%

Tenure

29%
46%
19%
Own outright29%
Own (mortgage)46%
Private rent19%
Social rent5%
Shared ownership1%
Rent free0%

Ethnicity

43%
16%
16%
White British43%
White Other16%
Asian16%
Black13%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine14%
No car household22%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent19%
Social rent5%

vs. London

Income vs London-1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (3 years)
9
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)
3
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)

LAND AT CORNER OF, LAND AT CORNER OF, HIGHAMS STATION AVENUE, TUDOR ROAD, E4156 homes
completed
166, 166, HALE END ROAD, E412 homes
completed
Garages adjacent 122 to 132, Garages adjacent 122 to 132, Hale End Road, Walthamstow, E17 4DP6 homes
completed
Garages Adjacent 74-84,, Garages Adjacent 74-84,, Hale End Road, Walthamstow, E176 homes
completed
194, 194, Winchester Road, Chingford, E4 9JP4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
27.4%
Ward turnout
47%
Election year
2022
MP
Ms Stella Creasy (Labour (Co-op))
MP majority
17,996
Constituency
Walthamstow

Councillors

Tony BellLabour
Rosalind Anne DoréLabour

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Key facts for E4 9JP

Full postcodeE4 9JP
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHale End & Highams Park South
Latitude51.601968
Longitude-0.003622
Parliamentary constituencyWalthamstow
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