Hatch Lane & Highams Park North · Waltham Forest · Chingford and Woodford Green constituency · 51.61358, 0.00311

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

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

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 88/100Transport 28/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
69
Safety
88
Schools
90
Transport
28
Environment
60
Investment
33

The bottom line

E4 9RU offers exceptional schools (100% Good/Outstanding) and low crime — 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 9RU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for E4 9RU

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How E4 9RU 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 · 8 min walk

KS2: 105.5

★★

Secondary

Highams Park School

Good · Inspected May 2024 · 7 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 · 43 min walk

4 primaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 1.9km

Crime is 66% 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£7,250/m²
Price per ft²£674/ft²
Avg floor area111.1 m²

EPC breakdown

A
1%
C
7%
D
11%
E
3%

Based on 22 properties · Confidence: medium

Street mix

Semi 11%Terraced 81%Flat 8%

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£277,750
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,356
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.9%

Total change

+1203%

Market Activity

Price Velocity & Acceleration

Current Velocity

+48.3%

per year

Acceleration

+69.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £100k–£125k · 64 sales

Property Type Mix

Total: 64 sales

Semi-detached10.9%
Terraced81.3%
Flat/maisonette7.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£195k+227.7%3.4
Post-dot-com plateau2001–2004£175k£251k+43.7%5
Pre-crash peak2005–2007£280k£308k+10%2
GFC & correction2009–2011£305k£350k+14.8%1.3
Help-to-Buy recovery2013–2016£359k£488k+36%2.2
Brexit uncertainty2017–2019£521k£550k+5.5%1.7
Pandemic surge2020–2020£540k£540k+0%1
Rate-rise correction2023–2023£660k£660k+0%1
Current market2024–2025£523k£775k+48.3%1.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Weakest performer

Semi-detached

-6.4% alpha

Terraced-0.3% α
Local
6.9%
District
7.2%
Semi-detached-6.4% α
Local
8.5%
District
14.9%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
8 min walk
Highams ParkNational Rail
8 min walk
Chingford Rail StationWeaver
28 min walk
Woodford Underground StationCentral
28 min walk
Roding Valley Underground StationCentral
35 min walk
No bus stops within 400m

31

Walkability score

14

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)

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Parking & EV

Car parks, spaces and charging points

18

Car parks (800m)

0

EV chargers (800m)

Nearest car park105m
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 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: 11.5 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 76% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.4 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

16 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

6

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 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

60

Parks (1km)

16

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Larkshall (454 m)

Nearest supermarketLondis · 627 m
3 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)

670m

Post office

Nearby cafes

Station Café576 m
Romeo’s Sandwich House595 m
Highams Lounge641 m
Royal Star Cafe662 m

Nearby restaurants

Survivor Caribbean Restaurant and Takeaway556 m
Vujon557 m
No 1 The Avenue586 m
Purbani590 m

Nearby pubs

The Larkshall454 m
The County Arms712 m
The Stag and Lantern761 m
Vino Tap776 m

Nearby gyms

Larkswood Leisure Centre710 m
Nuffield Health Fitness & Wellbeing714 m
Lotus Health And Fitness766 m
The Fitness Space767 m

Nearby health

Handsworth Medical Practice630 m
Old Church Surgery782 m
Food hygiene (5-star)59% of 63

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

33

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 score25/100
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 owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

59.6

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,933m
Crossrail 2 route5,176m

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%

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
119 homes · Naseberry Court, 2, MERRIAM CLOSE, E4 9JQ
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 9RU

Full postcodeE4 9RU
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardHatch Lane & Highams Park North
Latitude51.613579
Longitude0.003113
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