Hale End & Highams Park South · Waltham Forest · Walthamstow constituency · 51.60536, -0.00692

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

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

The family fortress

 

Schools 100%Safety 84/100Transport 35/100Low yield 3.11%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
67
Safety
84
Schools
100
Transport
35
Environment
66
Investment
45

The bottom line

E4 9NG offers exceptional schools (100% Good/Outstanding) and low crime at £560,000 median — 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 9NG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+7.7% vs London avg
vs London income-1.4% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for E4 9NG

🛡️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📈 Up & Coming🔒 Very Safe

“The family fortress”

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How E4 9NG 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 · 5 min walk

P8: -0.76A8: 35.4

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 · 29 min walk

6 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 2.7km

Crime is 32% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£560,000

Median sale price

Above London median by 8%

£560,000 is 8% above the London median (£520,000)

+18.1%

This year

Terraced

Dominant type

Price history

5-year change
+102.9%
Sales (24 months)5
New build0.0%
Avg terraced£643,750
Avg flat£205,000
Price per m²£7,125/m²
Price per ft²£662/ft²
Avg floor area83 m²

EPC breakdown

C
12%
D
27%
E
4%

Based on 43 properties · Confidence: high

Street mix

Semi 4%Terraced 65%Flat 31%

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£15,500
First-time buyerFTB
£6,750
Additional propertyBTL/2nd
£32,300

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

13.5×

Price-to-income

£2,801/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£207,500
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 CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.9%

Total change

+968%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.1%

per year

Acceleration

+24.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £100k–£125k · 94 sales

Property Type Mix

Total: 94 sales

Semi-detached4.3%
Terraced64.9%
Flat/maisonette30.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£112k+85.9%4.2
Post-dot-com plateau2001–2004£135k£176k+29.5%4.2
Pre-crash peak2005–2007£170k£265k+55.9%3.7
GFC & correction2008–2012£255k£159k-37.6%2.2
Help-to-Buy recovery2013–2016£279k£425k+52.3%2.8
Brexit uncertainty2017–2019£265k£501k+89.2%3
Pandemic surge2020–2021£475k£276k-41.9%3
Rate-rise correction2023–2023£580k£580k+0%1
Current market2025–2026£545k£644k+18.1%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.2% alpha

Weakest performer

Flat/maisonette

-0.5% alpha

Terraced+1.2% α
Local
7.8%
District
6.6%
Flat/maisonette-0.5% α
Local
6.2%
District
6.7%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

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

24

Walkability score

24

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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park301m
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 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: 10.3 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.0 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

0

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.6 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

84

Parks (1km)

15

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Vino Tap (429 m)

Nearest supermarketMetro Food Centre · 1.7 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)

1.4km

Post office

Nearby shops

Newsplus Food & Wine877 m
Lifestyle Express1.0 km
Samy's1.2 km

Nearby cafes

Sali’s lounge431 m
Ziggy’s Gift Shop452 m
Coffee Treasure452 m
Chives Cafe454 m

Nearby restaurants

WF Catering at Selwyn Primary School77 m
Paya418 m
Good Friend428 m
Highams Kebab434 m

Nearby pubs

Vino Tap429 m
The Stag and Lantern460 m
The County Arms572 m
The Royal Oak698 m

Nearby gyms

Peter May Sports Centre285 m
The Fitness Space403 m
Arsenal Football Club Youth Academy556 m
Lotus Health And Fitness570 m

Nearby health

Handsworth Medical Practice631 m
Food hygiene (5-star)62% of 47

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

45

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
3.1% (average)London avg: 3.8%Below average yield — bottom 60%
Gentrification score50/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months4

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

64.2

Price growth score

C
Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,798m
Crossrail 2 route4,112m

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%
Price vs London+7.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
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)
4

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
Street Record, LENA KENNEDY CLOSE, Chingford45 homes
completed
'PLATEAU SITE', 'PLATEAU SITE', HIGHAMS STATION AVENUE, E444 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£560,000)

£15,500

Standard buyer

£6,750

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.

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Key facts for E4 9NG

Full postcodeE4 9NG
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHale End & Highams Park South
Latitude51.605360
Longitude-0.006924
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