Hale End & Highams Park South · Waltham Forest · Chingford and Woodford Green constituency · 51.60420, 0.00058

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

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

The family fortress

 

Top 10% LondonSchools 100%Safety 78/100Transport 34/100Low yield 2.20%

Best for: Families, Owner-occupiers

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

Liveability
73
Safety
78
Schools
90
Transport
34
Environment
83
Investment
45

The bottom line

E4 9NW offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £790,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 51 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 9NW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+51.9% vs London avg
vs London income+10.7% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for E4 9NW

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How E4 9NW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Handsworth Primary School

Good · Inspected Jun 2023 · 5 min walk

KS2: 105.5

★★

Secondary

Highams Park School

Good · Inspected May 2024 · 6 min walk

P8: +0.09A8: 50.4

100% of local schools rated Good or Outstanding · based on 9 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

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 · 1.7km

Crime is 26% 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.

£790,000

Median sale price

Top 25% — 52% above London median

£790,000 is 52% above the London median (£520,000)

+40.9%

This year

Terraced

Dominant type

Price history

5-year change
+66.3%
Sales (24 months)5
New build0.0%
Avg semi-detached£920,000
Avg terraced£735,000
Price per m²£8,351/m²
Price per ft²£776/ft²
Avg floor area97.7 m²

EPC breakdown

C
5%
D
16%
E
7%
F
2%

Based on 30 properties · Confidence: high

Street mix

Semi 29%Terraced 70%Detached 2%

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£27,000
First-time buyerFTB
£27,000
Additional propertyBTL/2nd
£50,700

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

17.0×

Price-to-income

£3,952/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£244,250
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,928
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.2%

Total change

+953%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.4%

per year

Acceleration

+32.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 59 sales

Property Type Mix

Total: 59 sales

Detached1.7%
Semi-detached28.8%
Terraced69.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£156k+107.7%2
Post-dot-com plateau2001–2004£160k£235k+46.9%2.5
Pre-crash peak2006–2007£250k£312k+25.1%2.5
GFC & correction2009–2012£288k£281k-2.4%2
Help-to-Buy recovery2013–2016£307k£453k+47.6%2.2
Brexit uncertainty2017–2018£530k£585k+10.4%2.5
Pandemic surge2021–2021£475k£475k+0%1
Rate-rise correction2022–2023£680k£630k-7.4%2
Current market2025–2025£790k£790k+0%5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Weakest performer

Semi-detached

-0.1% alpha

Terraced+0.5% α
Local
6.8%
District
6.3%
Semi-detached-0.1% α
Local
6.7%
District
6.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing7
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
6 min walk
Highams ParkNational Rail
6 min walk
Wood Street Rail StationWeaver
25 min walk
South Woodford Underground StationCentral
29 min walk
Woodford Underground StationCentral
29 min walk
No bus stops within 400m

36

Walkability score

75

Footpaths (500m)

0

Santander docks (800m)

4.0 km

Nearest cycle dock

Central London commute times

London Bridge58 min ↑
Victoria59 min ↑
Waterloo64 min ↑
Canary Wharf61 min ↑
City ★51 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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park182m
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 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: 10.5 km away✗ Not Green Belt✗ Not AONB81% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.3 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): None recorded

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

14 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

22

Restaurants (800m)

13

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketMetro Food Centre · 1.6 km
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.7km

Post office

Nearby shops

Newsplus Food & Wine674 m

Nearby cafes

Halex Vino•teca301 m
Sali’s lounge318 m
Coco Cafe333 m
Coffee Treasure346 m

Nearby restaurants

Sea Breeze137 m
Paya284 m
Paradise Masala307 m
Good Friend308 m

Nearby pubs

The Royal Oak166 m
The County Arms352 m
The Stag and Lantern355 m
Vino Tap365 m

Nearby gyms

Lotus Health And Fitness294 m
The Fitness Space426 m
Peter May Sports Centre616 m

Nearby health

Handsworth Medical Practice431 m
Food hygiene (5-star)55% of 76

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

45

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score45/100
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

71.4

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,935m
Crossrail 2 route4,525m

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%
Price vs London+51.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
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)
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
422 - 426, 422 - 426, Hale End Road, Chingford, E4 9PB7 homes
completed
Garages/Car Park adjacent to Health Centre, 7, Garages/Car Park adjacent to Health Centre, 7, Handsworth Avenue, Rear of 422-426 Hale End Road, Chingford, E47 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£790,000)

£27,000

Standard buyer

£27,000

First-time buyer

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 9NW

Full postcodeE4 9NW
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHale End & Highams Park South
Latitude51.604198
Longitude0.000577
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