Hale End & Highams Park South · Waltham Forest · Walthamstow constituency · 51.60347, -0.00517

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

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

The family fortress

 

Schools 100%Safety 77/100Transport 34/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
66
Safety
77
Schools
100
Transport
34
Environment
64
Investment
38

The bottom line

E4 9JT offers exceptional schools (100% Good/Outstanding) and low crime — 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 9JT

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 9JT

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E4 9JT 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 · 6 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 · 27 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 2.9km

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£7,351/m²
Price per ft²£683/ft²
Avg floor area100.8 m²

EPC breakdown

C
5%
D
15%
E
4%
F
1%

Based on 25 properties · Confidence: medium

Street mix

Semi 5%Terraced 95%

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£252,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1995–2024 · CAGR

+7.8%

Total change

+772%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.6%

per year

Acceleration

-8.78

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £500k–£600k · 65 sales

Property Type Mix

Total: 65 sales

Semi-detached4.6%
Terraced95.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£82k£153k+86%2.8
Post-dot-com plateau2001–2004£177k£231k+30.2%2.7
Pre-crash peak2005–2007£250k£275k+10%2
GFC & correction2008–2012£330k£268k-18.9%2.2
Help-to-Buy recovery2013–2016£292k£530k+81.5%2.5
Brexit uncertainty2017–2019£412k£402k-2.3%2
Pandemic surge2020–2021£602k£629k+4.5%3
Rate-rise correction2022–2023£668k£722k+8.2%1.5
Current market2024–2024£718k£718k+0%4

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Terraced+0.8% α
Local
7.8%
District
7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
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
8 min walk
Highams ParkNational Rail
8 min walk
Wood Street Rail StationWeaver
24 min walk
Walthamstow Central Underground StationVictoria
31 min walk
Walthamstow Central Rail StationWeaver
31 min walk
No bus stops within 400m

29

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

3.8 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

15

Car parks (800m)

1

EV chargers (800m)

Nearest car park300m
Santander docks (800m)0
Nearest cycle dock3.8 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: 10.2 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 67%
More green space than 75% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.3 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

12 min walk

71%

Recommend GP

71%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.4 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

79

Parks (1km)

19

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Vino Tap (489 m)

Nearest supermarketMetro Food Centre · 1.5 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)

1.8km

Post office

Nearby shops

Newsplus Food & Wine635 m
Lifestyle Express863 m
Samy's983 m

Nearby cafes

Wadham Cafe336 m
Sali’s lounge466 m
Coffee Treasure497 m
Chives Cafe502 m

Nearby restaurants

Sun On273 m
Sushi glamour283 m
WF Catering at Selwyn Primary School306 m
Curry in a Hurry351 m

Nearby pubs

Vino Tap489 m
The Stag and Lantern509 m
The Royal Oak570 m
The County Arms593 m

Nearby gyms

Peter May Sports Centre211 m
The Fitness Space498 m
Arsenal Football Club Youth Academy555 m
Lotus Health And Fitness566 m

Nearby health

Handsworth Medical Practice669 m
Food hygiene (5-star)57% of 65

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 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

17/100

Velocity score

Future outlook

54.9

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,671m
Crossrail 2 route4,128m

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)
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)

LAND AT CORNER OF, LAND AT CORNER OF, HIGHAMS STATION AVENUE, TUDOR ROAD, E4156 homes
completed
194, 194, Winchester Road, Chingford, E4 9JP4 homes
completed
Cavendish House, 1, Cavendish House, 1, Cavendish Road, Highams Park, E4 9NQ3 homes
completed
152, 152, Selwyn Avenue, Chingford, E4 9LS2 homes
completed
194, 194, Winchester Road, E4 9JP2 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 9JT

Full postcodeE4 9JT
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHale End & Highams Park South
Latitude51.603469
Longitude-0.005173
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