Hatch Lane & Highams Park North · Waltham Forest · Chingford and Woodford Green constituency · 51.60962, 0.00768

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

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

The family fortress

 

Schools 100%Safety 81/100Transport 32/100Low yield 3.31%

Best for: Families

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

Liveability
57
Safety
81
Schools
90
Transport
32
Environment
87
Investment
46

The bottom line

E4 9PZ 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 9PZ

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 9PZ

🛡️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 9PZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Oakhill Primary School

Not yet inspected · Inspected Nov 2024 · 4 min walk

KS2: 106.9

★★

Secondary

Highams Park School

Good · Inspected May 2024 · 4 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 · 40 min walk

3 primaries · 2 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 1.1km

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area49.2 m²

EPC breakdown

B
1%
C
8%
D
10%

Based on 19 properties · Confidence: medium

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£123,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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

2007–2021 · CAGR

+2.1%

Total change

+33%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.8%

per year

Acceleration

-16.78

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£182k£182k+0%1
GFC & correction2012–2012£165k£165k+0%1
Help-to-Buy recovery2016–2016£262k£262k+0%1
Brexit uncertainty2017–2017£275k£275k+0%1
Pandemic surge2021–2021£243k£243k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Woodford Underground StationCentral line
21.9 min walk
Highams Park

Nearby stations

Highams Park Rail StationWeaver
7 min walk
Highams ParkNational Rail
7 min walk
Woodford Underground StationCentral
23 min walk
South Woodford Underground StationCentral
30 min walk
Chingford Rail StationWeaver
33 min walk
No bus stops within 400m

21

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

4.5 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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park388m
Santander docks (800m)0
Nearest cycle dock4.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 11.3 km away✗ Not Green Belt✗ Not AONB95% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.0 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

RYDAL

375 HIGH ROAD, IG8 9QJ

11 min walk

81%

Recommend GP

81%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 11.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The County Arms (546 m)

Nearest supermarketLondis · 995 m

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)

1.1km

Post office

Nearby cafes

Humphry's310 m
Station Café530 m
Highams Lounge534 m
Coco Cafe535 m

Nearby restaurants

Purbani513 m
Wings Hut520 m
Gourmet House528 m
No 1 The Avenue533 m

Nearby pubs

The County Arms546 m
The Stag and Lantern657 m
The Royal Oak686 m
Vino Tap689 m

Nearby gyms

Lotus Health And Fitness559 m
The Fitness Space729 m

Nearby health

Handsworth Medical Practice489 m
Food hygiene (5-star)60% of 15

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

46

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 score14/100
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

19.5

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,700m
Crossrail 2 route5,227m

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)
5
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)
2
Largest scheme
29 homes · LAND AT SPACKMANS HOUSE, 2, LAND AT SPACKMANS HOUSE, 2, BROOKFIELD PATH, BROOKMEADOW CLOSE (1-29), IG8 9PS
Pipeline pressure
NONE

Named schemes (500m)

LAND AT SPACKMANS HOUSE, 2, LAND AT SPACKMANS HOUSE, 2, BROOKFIELD PATH, BROOKMEADOW CLOSE (1-29), IG8 9PS29 homes
completed
134-136, 134-136, THE AVENUE, E421 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 Adjacent 64-66, Garages Adjacent 64-66, Armstrong Avenue, Woodford Green, IG83 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 9PZ

Full postcodeE4 9PZ
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHatch Lane & Highams Park North
Latitude51.609617
Longitude0.007676
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
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