Hale End & Highams Park South · Waltham Forest · Walthamstow constituency · 51.60622, -0.00790

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

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

The family fortress

 

Schools 100%Safety 84/100Transport 34/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
62
Safety
84
Schools
100
Transport
34
Environment
66
Investment
34

The bottom line

E4 9NE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: 47 min to city — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E4 9NE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.4% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for E4 9NE

🛡️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 9NE 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 · 1 min walk

KS2: 108.0

—

Secondary

South Chingford Foundation School

Not yet inspected · 4 min walk

P8: -0.76A8: 35.4

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.9 incidents per 1,000 residents

Better than 68% of London
→ Stable

-35% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences22%
Other17%
Drug offences13%
Vehicle crime13%
Burglary5%
Theft3%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 2.6km

Crime is 32% 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£7,236/m²
Price per ft²£672/ft²
Avg floor area90.4 m²

EPC breakdown

C
3%
D
7%
E
2%
F
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 4%Terraced 96%

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£226,000
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, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.7%

Total change

+705%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.9%

per year

Acceleration

-40.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached4.3%
Terraced95.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£79k£124k+57.2%1.7
Post-dot-com plateau2001–2004£155k£204k+31.6%1
Pre-crash peak2005–2007£237k£240k+1.3%1.7
GFC & correction2010–2011£300k£265k-11.7%1
Help-to-Buy recovery2014–2015£295k£308k+4.2%1.5
Brexit uncertainty2018–2019£435k£587k+34.9%1
Rate-rise correction2023–2023£510k£510k+0%1
Current market2024–2025£682k£635k-6.9%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.7% alpha

Terraced-0.7% α
Local
7.9%
District
8.6%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position40

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
7 min walk
Highams ParkNational Rail
7 min walk
Wood Street Rail StationWeaver
28 min walk
Walthamstow Central Underground StationVictoria
34 min walk
Walthamstow Central Rail StationWeaver
34 min walk
No bus stops within 400m

23

Walkability score

33

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

17

Car parks (800m)

1

EV chargers (800m)

Nearest car park357m
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 waterMEDIUM
Medium
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: 10.4 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

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

16 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

95

Parks (1km)

12

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Vino Tap (457 m)

Nearest supermarketMetro Food Centre · 1.8 km
2 tennis courts4 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)

1.2km

Post office

Nearby shops

Newsplus Food & Wine992 m
Lifestyle Express1.1 km

Nearby cafes

Lloyd’s439 m
Ziggy’s Gift Shop465 m
Sali’s lounge471 m
Coffee Treasure484 m

Nearby restaurants

WF Catering at Selwyn Primary School83 m
YO! Sushi466 m
Paya466 m
Good Friend470 m

Nearby pubs

Vino Tap457 m
The Stag and Lantern491 m
The County Arms607 m

Nearby gyms

Peter May Sports Centre370 m
The Fitness Space414 m
Arsenal Football Club Youth Academy583 m
Lotus Health And Fitness618 m

Nearby health

Handsworth Medical Practice655 m
Food hygiene (5-star)61% of 38

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

E

High street health

Investment

Investment grade, yield and market outlook

34

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

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

8/100

Velocity score

Future outlook

40.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,852m
Crossrail 2 route4,098m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,146 nationally

1,753

Est. population

17,641/km²

61%

Employed

38%

Degree educated

£41,400

Median income

7.7%

Claimant rate

SuburbanVery high densityMixed

44

Community stability

Age profile

32%
21%
24%
15%
Under 1832%
18–3421%
35–4924%
50–6415%
65+7%

Tenure

25%
49%
Own outright10%
Own (mortgage)25%
Private rent13%
Social rent49%
Shared ownership3%
Rent free0%

Ethnicity

34%
13%
14%
23%
White British34%
White Other13%
Asian14%
Black23%
Mixed8%
Other8%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine24%
No car household35%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent49%
Private rent13%

vs. London

Income vs London-1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Planning apps (3 years)
6
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

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 AT CORNER OF, LAND AT CORNER OF, HIGHAMS STATION AVENUE, TUDOR ROAD, E4156 homes
completed
Street Record, LENA KENNEDY CLOSE, Chingford45 homes
completed
'PLATEAU SITE', 'PLATEAU SITE', HIGHAMS STATION AVENUE, E444 homes
completed
SITE OF GARAGES, REAR OF, 97, SITE OF GARAGES, REAR OF, 97, ALDRICHE WAY, E414 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
4,757
Constituency
Chingford and Woodford Green

Councillors

Tony BellLabour
Rosalind Anne DoréLabour

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Compare Waltham Forest with nearby boroughs:

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Key facts for E4 9NE

Full postcodeE4 9NE
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHale End & Highams Park South
Latitude51.606222
Longitude-0.007898
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