Hale End & Highams Park South · Waltham Forest · Walthamstow constituency · 51.60452, -0.00430

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

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

Strong, well-rated schools nearby

 

Schools 100%Safety 77/100Transport 35/100Low yield 2.69%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
67
Safety
77
Schools
100
Transport
35
Environment
63
Investment
30

The bottom line

E4 9JR offers exceptional schools (100% Good/Outstanding) and low crime at £647,500 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 9JR 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 9JR meets your needs.

Location

E4 9JR

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+24.5% vs London avg
vs London income-1.4% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for E4 9JR

🛡️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 9JR with:

Postcode Personality

🎓 School Smart🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How E4 9JR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Selwyn Primary School

Outstanding · Inspected May 2022 · 3 min walk

KS2: 108.0

—

Secondary

South Chingford Foundation School

Not yet inspected · 7 min walk

P8: -0.76A8: 35.4

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 29 min walk

7 primaries · 2 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

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 · 2.8km

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£647,500

Median sale price

Above London median by 25%

£647,500 is 25% above the London median (£520,000)

-54.7%

This year

Terraced

Dominant type

Price history

5-year change
+19.1%
Sales (24 months)6
New build0.0%
Avg detached£800,000
Avg semi-detached£310,000
Avg terraced£647,500
Price per m²£6,918/m²
Price per ft²£643/ft²
Avg floor area95.1 m²

EPC breakdown

C
12%
D
25%
E
8%
F
2%
G
3%

Based on 50 properties · Confidence: high

Street mix

Semi 4%Terraced 89%Detached 4%Flat 4%

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£19,875
First-time buyerFTB
£19,875
Additional propertyBTL/2nd
£39,300

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

15.6×

Price-to-income

£3,239/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£237,750
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+4.7%

Total change

+318%

Market Activity

Price Velocity & Acceleration

Current Velocity

-52.1%

per year

Acceleration

-33.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £125k–£150k · 104 sales

Property Type Mix

Total: 104 sales

Detached3.8%
Semi-detached3.8%
Terraced88.5%
Flat/maisonette3.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£153k+106.1%3.8
Post-dot-com plateau2001–2004£144k£222k+54.7%6
Pre-crash peak2005–2007£250k£250k+0%3
GFC & correction2008–2012£365k£340k-6.8%2.8
Help-to-Buy recovery2015–2016£473k£422k-10.7%3.5
Brexit uncertainty2017–2019£535k£445k-16.8%4
Pandemic surge2020–2021£500k£544k+8.8%4.5
Rate-rise correction2022–2022£588k£588k+0%3
Current market2024–2026£800k£310k-61.3%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
7.4%
District
6.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing3
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
6 min walk
Highams ParkNational Rail
6 min walk
Wood Street Rail StationWeaver
25 min walk
South Woodford Underground StationCentral
33 min walk
Walthamstow Central Underground StationVictoria
33 min walk
No bus stops within 400m

29

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

3.9 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 park389m
Santander docks (800m)0
Nearest cycle dock3.9 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: 10.3 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Chingford Reservoirs SSSI — 4.2 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

14 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

24

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Vino Tap (358 m)

Nearest supermarketMetro Food Centre · 1.6 km
2 tennis courts3 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)

1.5km

Post office

Nearby shops

Newsplus Food & Wine723 m
Lifestyle Express994 m
Samy's1.1 km

Nearby cafes

Sali’s lounge337 m
Coffee Treasure368 m
Chives Cafe372 m
Ziggy’s Gift Shop405 m

Nearby restaurants

WF Catering at Selwyn Primary School240 m
Paya309 m
Good Friend330 m
Highams Kebab342 m

Nearby pubs

Vino Tap358 m
The Stag and Lantern379 m
The County Arms469 m
The Royal Oak505 m

Nearby gyms

Peter May Sports Centre317 m
The Fitness Space367 m
Lotus Health And Fitness447 m
Arsenal Football Club Youth Academy654 m

Nearby health

Handsworth Medical Practice543 m
Food hygiene (5-star)58% of 74

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

30

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score31/100
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

65

Price growth score

B
Low

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,802m
Crossrail 2 route4,232m

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%
Price vs London+24.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (3 years)
7
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)

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 AT CORNER OF, LAND AT CORNER OF, HIGHAMS STATION AVENUE, TUDOR ROAD, E4156 homes
completed
Land known as Block H, Land known as Block H, Hickman Avenue, E4 9JD83 homes
completed
SITE OF GARAGES, REAR OF, 97, SITE OF GARAGES, REAR OF, 97, ALDRICHE WAY, E414 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£647,500)

£19,875

Standard buyer

£19,875

First-time buyer

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 9JR? 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 9JR.
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 £648k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E4 9JR

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

No spam. Unsubscribe anytime.

Key facts for E4 9JR

Full postcodeE4 9JR
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHale End & Highams Park South
Latitude51.604515
Longitude-0.004304
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