Hale End & Highams Park South · Waltham Forest · Chingford and Woodford Green constituency · 51.60116, -0.00263

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

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

The family fortress

 

Schools 100%Safety 75/100Transport 31/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
67
Safety
75
Schools
60
Transport
31
Environment
87
Investment
35

The bottom line

E4 9NU 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 catches: high noise levels nearby and 47 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 9NU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.7% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for E4 9NU

🛡️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 9NU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Thorpe Hall Primary School

Not yet inspected · 5 min walk

KS2: 106.7

—

Secondary

Frederick Bremer School

Not yet inspected · 9 min walk

P8: -0.22A8: 46.3

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.5 incidents per 1,000 residents

Better than 54% of London
↑ Rising 1614.3%

-11% vs borough

Crime by type

Other33%
Violence & sexual offences28%
Anti-social behaviour17%
Vehicle crime9%
Drug offences4%
Burglary4%
Theft3%
Robbery3%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 2.1km

Crime is 7% below London average

Property

2 Jul

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£7,282/m²
Price per ft²£676/ft²
Avg floor area91.3 m²

EPC breakdown

B
2%
C
5%
D
4%

Based on 11 properties · Confidence: medium

Street mix

Semi 33%Terraced 67%

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£228,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 100 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

1995–2024 · CAGR

+8.8%

Total change

+1044%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.7%

per year

Acceleration

+36.54

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £600k–£700k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached33.3%
Terraced66.7%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£59k£95k+61%1
Post-dot-com plateau2004–2004£198k£198k+0%1
Pre-crash peak2007–2007£200k£200k+0%1
Pandemic surge2020–2020£520k£520k+0%1
Rate-rise correction2023–2023£505k£505k+0%3
Current market2024–2024£675k£675k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
10 min walk
Highams ParkNational Rail
10 min walk
Wood Street Rail StationWeaver
20 min walk
South Woodford Underground StationCentral
29 min walk
Walthamstow Central Underground StationVictoria
29 min walk
No bus stops within 400m

30

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

3.7 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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park525m
Santander docks (800m)0
Nearest cycle dock3.7 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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.1 km away✗ Not Green Belt✗ Not AONB94% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.6 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

9 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 · 1.2 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

74

Parks (1km)

18

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Royal Oak (515 m)

Nearest supermarketMetro Food Centre · 1.2 km
2 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)

1.6km

Post office

Nearby shops

Newsplus Food & Wine333 m
Samy's756 m
Lifestyle Express787 m
Food & Wine1.1 km

Nearby cafes

Wadham Cafe349 m
The Galley580 m
Sali’s lounge640 m
Coffee Treasure673 m

Nearby restaurants

Sun On177 m
Sushi glamour187 m
Curry in a Hurry373 m
Sea Breeze436 m

Nearby pubs

The Royal Oak515 m
Vino Tap679 m
The Stag and Lantern685 m
The County Arms727 m

Nearby gyms

Peter May Sports Centre423 m
Wadham Lodge Sports Ground622 m
Lotus Health And Fitness678 m
Arsenal Football Club Youth Academy712 m

Nearby health

Handsworth Medical Practice809 m
Food hygiene (5-star)57% of 58

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

35

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

4/100

Velocity score

Future outlook

54.2

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,531m
Crossrail 2 route4,193m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,313 nationally

1,985

Est. population

5,983/km²

68%

Employed

46%

Degree educated

£46,500

Median income

4.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

51

Community stability

Age profile

25%
19%
25%
21%
Under 1825%
18–3419%
35–4925%
50–6421%
65+11%

Tenure

25%
42%
21%
Own outright25%
Own (mortgage)42%
Private rent21%
Social rent11%
Shared ownership1%
Rent free0%

Ethnicity

53%
15%
White British53%
White Other15%
Asian11%
Black8%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine14%
No car household26%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent21%
Social rent11%

vs. London

Income vs London+10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (3 years)
10
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)

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
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
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 9NU

Full postcodeE4 9NU
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHale End & Highams Park South
Latitude51.601160
Longitude-0.002632
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