Hale End & Highams Park South · Waltham Forest · Chingford and Woodford Green constituency · 51.60271, -0.00017

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

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 34/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
70
Safety
78
Schools
90
Transport
34
Environment
83
Investment
34

The bottom line

E4 9NR 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 9NR

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+10.7% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for E4 9NR

🛡️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 9NR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Thorpe Hall Primary School

Not yet inspected · 7 min walk

KS2: 106.7

★★

Secondary

Highams Park School

Good · Inspected May 2024 · 8 min walk

P8: +0.09A8: 50.4

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.0 incidents per 1,000 residents

Better than 64% of London
↑ Rising 1250.0%

from a low base — still below London average

-29% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences26%
Other20%
Vehicle crime12%
Burglary9%
Drug offences2%
Robbery2%
Theft1%

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: LFB Woodford · 1.8km

Crime is 26% below London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,950/m²
Price per ft²£553/ft²
Avg floor area87.4 m²

EPC breakdown

B
5%
C
7%
D
19%
E
3%

Based on 34 properties · Confidence: high

Street mix

Semi 5%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£218,500
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, 200 mm loft insulation
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

1997–2024 · CAGR

+8.3%

Total change

+764%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.5%

per year

Acceleration

+4.58

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached4.5%
Terraced95.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£68k£87k+27.9%1.5
Post-dot-com plateau2002–2004£165k£187k+13.3%1
Pre-crash peak2005–2006£208k£243k+16.8%2
GFC & correction2008–2012£250k£200k-20%1
Help-to-Buy recovery2013–2016£227k£500k+120.1%1.3
Pandemic surge2020–2021£410k£495k+20.7%1
Rate-rise correction2022–2023£585k£573k-2.1%1
Current market2024–2024£588k£588k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Terraced+1% α
Local
7.6%
District
6.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing8
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
8 min walk
Highams ParkNational Rail
8 min walk
Wood Street Rail StationWeaver
23 min walk
South Woodford Underground StationCentral
28 min walk
Woodford Underground StationCentral
30 min walk
No bus stops within 400m

30

Walkability score

53

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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park289m
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: 10.3 km away✗ Not Green Belt✗ Not AONB81% green spaceTree canopy: 70%
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

12 min walk

71%

Recommend GP

71%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

22

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketMetro Food Centre · 1.4 km
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

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 & Wine502 m
Samy's976 m

Nearby cafes

Sali’s lounge465 m
Halex Vino•teca471 m
Coffee Treasure496 m
Chives Cafe500 m

Nearby restaurants

Sea Breeze197 m
Sun On395 m
Sushi glamour407 m
Paya428 m

Nearby pubs

The Royal Oak273 m
The Stag and Lantern507 m
Vino Tap510 m
The County Arms521 m

Nearby gyms

Lotus Health And Fitness465 m
Peter May Sports Centre548 m
The Fitness Space562 m
Wadham Lodge Sports Ground862 m

Nearby health

Handsworth Medical Practice601 m
Food hygiene (5-star)55% of 73

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

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 score25/100
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

4/100

Velocity score

Future outlook

60.8

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,765m
Crossrail 2 route4,414m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,065 nationally

1,687

Est. population

13,260/km²

63%

Employed

41%

Degree educated

£46,500

Median income

3.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

58

Community stability

Age profile

27%
17%
23%
20%
13%
Under 1827%
18–3418%
35–4923%
50–6420%
65+13%

Tenure

31%
45%
Own outright31%
Own (mortgage)45%
Private rent13%
Social rent10%
Shared ownership1%

Ethnicity

55%
White British55%
White Other11%
Asian12%
Black10%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine15%
No car household17%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent13%
Social rent10%

vs. London

Income vs London+10.7%

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)
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)

BEECH FARM BUILDINGS, 295, BEECH FARM BUILDINGS, 295, HALE END ROAD, IG8 9LU19 homes
completed
BEVERLEY MEWS & CHARRINGTON MEWS, 1-1A, BEVERLEY MEWS & CHARRINGTON MEWS, 1-1A, BEVERLEY ROAD, E4 9LP18 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

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
27.4%
Ward turnout
47%
Election year
2022
MP
Sir Iain Duncan Smith (Conservative)
MP majority
4,757
Constituency
Chingford and Woodford Green

Councillors

Tony BellLabour
Rosalind Anne DoréLabour

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Key facts for E4 9NR

Full postcodeE4 9NR
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHale End & Highams Park South
Latitude51.602709
Longitude-0.000167
Parliamentary constituencyChingford and Woodford Green
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