Hale End & Highams Park South · Waltham Forest · Chingford and Woodford Green constituency · 51.60676, 0.00163

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

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

The family fortress

 

Schools 100%Safety 75/100Transport 37/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
68
Safety
75
Schools
90
Transport
37
Environment
82
Investment
36

The bottom line

E4 9PB 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: 51 min to city — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E4 9PB

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 9PB

🛡️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 9PB 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 · 1 min walk

KS2: 105.5

★★

Secondary

Highams Park School

Good · Inspected May 2024 · 3 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 · 34 min walk

3 primaries · 2 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 · 1.6km

Crime is 7% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£7,568/m²
Price per ft²£703/ft²
Avg floor area86.2 m²

EPC breakdown

C
4%
D
17%
E
9%
F
2%

Based on 32 properties · Confidence: high

Street mix

Semi 2%Terraced 50%Flat 44%Other 4%

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£215,500
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 DAnnual charge £1,928
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+7.1%

Total change

+544%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.6%

per year

Acceleration

-33.74

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached2.2%
Terraced52.2%
Flat/maisonette45.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£83k£170k+106.1%2
Post-dot-com plateau2001–2004£123k£181k+46.7%3
Pre-crash peak2005–2007£203k£262k+29.4%2
GFC & correction2008–2012£265k£309k+16.6%1.2
Help-to-Buy recovery2013–2016£330k£530k+60.6%1.7
Brexit uncertainty2017–2019£300k£627k+108.8%1.7
Pandemic surge2020–2021£266k£710k+166.9%1
Rate-rise correction2022–2022£646k£646k+0%2
Current market2024–2025£705k£532k-24.6%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Weakest performer

Terraced

-0.5% alpha

Flat/maisonette+1.1% α
Local
6.5%
District
5.4%
Terraced-0.5% α
Local
4.6%
District
5.1%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
3 min walk
Highams ParkNational Rail
3 min walk
Woodford Underground StationCentral
28 min walk
Wood Street Rail StationWeaver
28 min walk
South Woodford Underground StationCentral
30 min walk
No bus stops within 400m

40

Walkability score

84

Footpaths (500m)

0

Santander docks (800m)

4.1 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)

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Parking & EV

Car parks, spaces and charging points

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park94m
Santander docks (800m)0
Nearest cycle dock4.1 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: 10.8 km away✗ Not Green Belt✗ Not AONB80% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.1 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): None recorded

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

18 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

20

Restaurants (800m)

13

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketLondis · 1.4 km
3 tennis courts

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
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 & Wine969 m

Nearby cafes

Halex Vino•teca57 m
Coco Cafe62 m
Strawberry’s Ice Cream and Sandwich Bar156 m
Highams Lounge170 m

Nearby restaurants

Gourmet House47 m
Paradise Masala67 m
Morley's68 m
Highland Fish Bar72 m

Nearby pubs

The County Arms94 m
The Stag and Lantern190 m
Vino Tap222 m
The Royal Oak300 m

Nearby gyms

Lotus Health And Fitness47 m
The Fitness Space289 m
Peter May Sports Centre798 m

Nearby health

Handsworth Medical Practice149 m
Food hygiene (5-star)57% of 72

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

36

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 score24/100
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

56.8

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,219m
Crossrail 2 route4,710m

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)
9
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

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
Land Rear of 470, Land Rear of 470, Larkshall Road and off Wilton Place, Chingford, E415 homes
completed
Handsworth Avenue Methodist Church, 36A, Handsworth Avenue Methodist Church, 36A, Handsworth Avenue, Chingford, E4 9PJ12 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

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Key facts for E4 9PB

Full postcodeE4 9PB
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHale End & Highams Park South
Latitude51.606761
Longitude0.001629
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