Hatch Lane & Highams Park North · Waltham Forest · Chingford and Woodford Green constituency · 51.60865, 0.00190

E4 9PE— Hatch Lane & Highams Park North, Waltham Forest

Location and area intelligence for E4 9PE, Hatch Lane & Highams Park North, Waltham Forest

The family fortress

 

Schools 100%Safety 81/100Transport 38/100Low yield 3.31%

Best for: Families

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

Liveability
66
Safety
81
Schools
90
Transport
38
Environment
84
Investment
47

The bottom line

E4 9PE offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families 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 9PE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.7% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for E4 9PE

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E4 9PE 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 · 1 min walk

P8: +0.09A8: 50.4

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.9 incidents per 1,000 residents

Better than 51% of London
→ Stable

-6% vs borough

Crime by type

Other30%
Vehicle crime18%
Anti-social behaviour17%
Violence & sexual offences16%
Burglary9%
Robbery6%
Theft3%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 2.4km

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area57.9 m²

EPC breakdown

C
1%
D
4%
E
1%
F
1%

Based on 7 properties · Confidence: low

Street mix

Flat 100%

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

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£144,750
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2013 · CAGR

+8.3%

Total change

+230%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.7%

per year

Acceleration

-13.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£69k£79k+14.5%2
Post-dot-com plateau2002–2004£115k£145k+26.1%1
Pre-crash peak2005–2007£150k£195k+30%1
Help-to-Buy recovery2013–2013£228k£228k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
11.3%
District
11.9%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
2 min walk
Highams ParkNational Rail
2 min walk
Woodford Underground StationCentral
28 min walk
Wood Street Rail StationWeaver
31 min walk
South Woodford Underground StationCentral
32 min walk
No bus stops within 400m

41

Walkability score

92

Footpaths (500m)

0

Santander docks (800m)

4.3 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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park57m
Santander docks (800m)0
Nearest cycle dock4.3 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: 10.9 km away✗ Not Green Belt✗ Not AONB87% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.9 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

20 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 · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

20

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketLondis · 1.2 km
3 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Newsplus Food & Wine1.2 km

Nearby cafes

Station Café121 m
Highams Lounge123 m
Romeo’s Sandwich House128 m
Coco Cafe174 m

Nearby restaurants

Purbani99 m
Wings Hut106 m
No 1 The Avenue122 m
Pizza GoGo129 m

Nearby pubs

The County Arms166 m
The Stag and Lantern255 m
Vino Tap284 m
The Royal Oak501 m

Nearby gyms

Lotus Health And Fitness212 m
The Fitness Space316 m

Nearby health

Handsworth Medical Practice87 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

47

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

33.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,412m
Crossrail 2 route4,823m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,427 nationally

1,660

Est. population

9,978/km²

60%

Employed

42%

Degree educated

£46,500

Median income

5.1%

Claimant rate

SuburbanHigh densityEstablished mixed

43

Community stability

Age profile

24%
18%
24%
18%
16%
Under 1824%
18–3418%
35–4924%
50–6418%
65+16%

Tenure

23%
28%
30%
18%
Own outright23%
Own (mortgage)28%
Private rent30%
Social rent18%
Shared ownership0%

Ethnicity

56%
16%
White British56%
White Other16%
Asian8%
Black9%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine15%
No car household31%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent30%
Social rent18%

vs. London

Income vs London+10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
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)
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)

134-136, 134-136, THE AVENUE, E421 homes
completed
Land Rear of 470, Land Rear of 470, Larkshall Road and off Wilton Place, Chingford, E415 homes
completed
25-27, 25-27, CASTLE AVENUE, E412 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
Conservative
Ward majority vote
17.4%
Ward turnout
37%
Election year
2022
MP
Sir Iain Duncan Smith (Conservative)
MP majority
4,757
Constituency
Chingford and Woodford Green

Councillors

Marion FitzgeraldConservative
Justin HalabiConservative
Tim JamesConservative

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Compare Waltham Forest with nearby boroughs:

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Key facts for E4 9PE

Full postcodeE4 9PE
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHatch Lane & Highams Park North
Latitude51.608645
Longitude0.001899
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