Hatch Lane & Highams Park North · Waltham Forest · Chingford and Woodford Green constituency · 51.61081, 0.00860

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

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

The family fortress

 

Schools 100%Safety 88/100Transport 27/100Low yield 1.84%

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
88
Schools
90
Transport
27
Environment
88
Investment
31

The bottom line

E4 9RJ offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £947,000 median — strong value for Families and Owner-occupiers 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 9RJ

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+82.1% vs London avg
vs London income+10.7% vs London avg
vs London crime-66.0% vs London avg

Deep-dive guides for E4 9RJ

🛡️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 9RJ 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 · 6 min walk

KS2: 106.9

★★

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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 41 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

22.2 incidents per 1,000 residents

Better than 85% of London
→ Stable

-67% vs borough

Crime by type

Other28%
Anti-social behaviour25%
Violence & sexual offences19%
Vehicle crime16%
Robbery9%
Theft3%
Drug offences0%
Burglary0%

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 66% 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.

£947,000

Median sale price

Top 25% — 82% above London median

£947,000 is 82% above the London median (£520,000)

+68.6%

This year

Flat

Dominant type

Price history

5-year change
+50.0%
Sales (24 months)5
New build0.0%
Avg semi-detached£961,000
Avg flat£430,000
Price per m²£10,107/m²
Price per ft²£939/ft²
Avg floor area108.1 m²

EPC breakdown

C
3%
D
19%
E
5%
F
2%

Based on 29 properties · Confidence: medium

Street mix

Semi 46%Terraced 8%Detached 2%Flat 46%

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£35,950
First-time buyerFTB
£35,950
Additional propertyBTL/2nd
£64,360

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

20.4×

Price-to-income

£4,737/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£270,250
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,356
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.1%

Total change

+932%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.4%

per year

Acceleration

-73.47

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 65 sales

Property Type Mix

Total: 65 sales

Detached1.5%
Semi-detached46.2%
Terraced6.2%
Flat/maisonette46.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£70k£86k+22.4%3
Post-dot-com plateau2001–2004£119k£268k+124.8%3
Pre-crash peak2005–2007£193k£240k+24.7%2.7
GFC & correction2010–2011£221k£356k+60.8%3
Help-to-Buy recovery2013–2014£515k£295k-42.7%4
Brexit uncertainty2017–2019£558k£750k+34.5%2.3
Pandemic surge2021–2021£631k£631k+0%4
Current market2024–2025£947k£725k-23.4%2.5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Weakest performer

Semi-detached

-1.4% alpha

Flat/maisonette+0.9% α
Local
9.1%
District
8.2%
Semi-detached-1.4% α
Local
5.4%
District
6.8%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
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
21.5 min walk
Highams Park

Nearby stations

Highams Park Rail StationWeaver
8 min walk
Highams ParkNational Rail
8 min walk
Woodford Underground StationCentral
23 min walk
South Woodford Underground StationCentral
31 min walk
Chingford Rail StationWeaver
31 min walk
No bus stops within 400m

19

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

4.6 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park387m
Santander docks (800m)0
Nearest cycle dock4.6 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: 11.4 km away✗ Not Green Belt✗ Not AONB97% green spaceTree canopy: 16%
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

RYDAL

375 HIGH ROAD, IG8 9QJ

11 min walk

81%

Recommend GP

81%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 11.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The County Arms (669 m)

No restaurants within 800m — nearest: Purbani (617 m)

Nearest supermarketLondis · 866 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)

925m

Post office

Nearby cafes

Humphry's289 m
Station Café628 m
Romeo’s Sandwich House641 m
Highams Lounge645 m

Nearby restaurants

Purbani617 m
Wings Hut627 m
No 1 The Avenue633 m
Pizza GoGo651 m

Nearby pubs

The County Arms669 m
The Stag and Lantern774 m
Vino Tap805 m
The Royal Oak832 m

Nearby gyms

Lotus Health And Fitness689 m

Nearby health

Handsworth Medical Practice604 m
Food hygiene (5-star)56% of 9

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

E

High street health

Investment

Investment grade, yield and market outlook

31

Investment score

Weak

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

Low gross yield (1.8%) 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
1.8% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score35/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

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

17/100

Velocity score

Future outlook

67.6

Price growth score

B
Low

New supply risk

Strong gentrification momentumLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,847m
Crossrail 2 route5,345m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,024 nationally

1,439

Est. population

11,920/km²

62%

Employed

41%

Degree educated

£46,500

Median income

1.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

62

Community stability

Age profile

22%
16%
19%
24%
19%
Under 1822%
18–3416%
35–4919%
50–6424%
65+19%

Tenure

47%
41%
Own outright47%
Own (mortgage)41%
Private rent10%
Social rent2%
Shared ownership0%

Ethnicity

72%
White British72%
White Other8%
Asian8%
Black4%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine15%
No car household12%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent10%
Social rent2%

vs. London

Income vs London+10.7%
Price vs London+82.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (3 years)
3
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)

Garages Adjacent 64-66, Garages Adjacent 64-66, Armstrong Avenue, Woodford Green, IG83 homes
completed
Garages Rear Of 73, Garages Rear Of 73, Armstrong Avenue, Woodford Green, IG82 homes
completed
Garages Adjacent to 19, Garages Adjacent to 19, St Leonards Avenue, Chingford, E4 9QX2 homes
completed
18, 18, Forest Glade, E4 9RH1 homes
completed
7, 7, Armstrong Avenue, Woodford Green, IG81 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£947,000)

£35,950

Standard buyer

£35,950

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 9RJ

Full postcodeE4 9RJ
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHatch Lane & Highams Park North
Latitude51.610806
Longitude0.008595
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