Hatch Lane & Highams Park North · Waltham Forest · Chingford and Woodford Green constituency · 51.61155, 0.00453

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

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

The family fortress

 

Schools 100%Safety 81/100Transport 30/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
63
Safety
81
Schools
90
Transport
30
Environment
87
Investment
37

The bottom line

E4 9QJ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 57 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 9QJ

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 9QJ

🛡️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 9QJ 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 · 6 min walk

KS2: 105.5

★★

Secondary

Highams Park School

Good · Inspected May 2024 · 5 min walk

P8: +0.09A8: 50.4

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 41 min walk

2 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 1.4km

Crime is 2% 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£6,775/m²
Price per ft²£629/ft²
Avg floor area49.5 m²

EPC breakdown

D
4%

Based on 4 properties · Confidence: low

Street mix

Flat 93%Other 7%

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£123,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2025 · CAGR

+6.4%

Total change

+344%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.3%

per year

Acceleration

-81.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£80k£158k+97.5%1.5
Pre-crash peak2006–2006£162k£162k+0%2
GFC & correction2009–2011£165k£160k-3%1
Help-to-Buy recovery2013–2016£178k£330k+85.4%1
Brexit uncertainty2018–2018£310k£310k+0%1
Rate-rise correction2022–2022£482k£482k+0%1
Current market2025–2025£355k£355k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
1.3%
District
2%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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
Woodford Underground StationCentral
26 min walk
Chingford Rail StationWeaver
30 min walk
South Woodford Underground StationCentral
34 min walk
No bus stops within 400m

31

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

4.5 km

Nearest cycle dock

Central London commute times

London Bridge64 min ↑
Victoria62 min ↑
Waterloo69 min ↑
Canary Wharf61 min ↑
City ★57 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 park179m
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 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: 11.3 km away✗ Not Green Belt✗ Not AONB94% green spaceTree canopy: 64%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.7 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

14 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 2.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 11.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

15

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The County Arms (537 m)

Nearest supermarketLondis · 804 m
1 tennis courts

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)

855m

Post office

Nearby cafes

Station Café435 m
Romeo’s Sandwich House453 m
Highams Lounge481 m
Coco Cafe544 m

Nearby restaurants

Purbani437 m
No 1 The Avenue443 m
Wings Hut453 m
Survivor Caribbean Restaurant and Takeaway472 m

Nearby pubs

The County Arms537 m
The Stag and Lantern614 m
Vino Tap637 m
The Larkshall696 m

Nearby gyms

Lotus Health And Fitness580 m
The Fitness Space649 m

Nearby health

Handsworth Medical Practice456 m
Old Church Surgery1.0 km
Food hygiene (5-star)58% of 60

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

37

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 score19/100
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 / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

45.8

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,783m
Crossrail 2 route5,140m

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)
4
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 · CREDIT LYONNAIS SPORTS GROUND &, 27, CREDIT LYONNAIS SPORTS GROUND &, 27, MANOR WAY, E4 6NW
Pipeline pressure
NONE

Named schemes (500m)

CREDIT LYONNAIS SPORTS GROUND &, 27, CREDIT LYONNAIS SPORTS GROUND &, 27, MANOR WAY, E4 6NW29 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
61, 61, Handsworth Avenue, Chingford, E4 9PF4 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 9QJ

Full postcodeE4 9QJ
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHatch Lane & Highams Park North
Latitude51.611550
Longitude0.004526
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