IG8 9LR has a low crime rate (10.7 incidents per 1,000 residents). Crime levels are stable. It is in the Waltham Forest borough.

What are property prices in IG8 9LR?

The median property price in IG8 9LR is £732k. Prices changed +10.0% in the past year. For a detailed breakdown by property type and price history, see the property section on LondonIQ.

How good is transport in IG8 9LR?

IG8 9LR has a PTAL (Public Transport Accessibility Level) of 2, on a scale of 1a (lowest) to 6b (highest). There are 0 bus routes serving the area.

What are the schools like near IG8 9LR?

The nearest primary school to IG8 9LR is Handsworth Primary School rated Good by Ofsted. The nearest secondary school is Highams Park School (Ofsted: Good). LondonIQ shows Ofsted ratings and exam scores for all nearby schools.

What is the liveability score for IG8 9LR?

IG8 9LR has a liveability score of 74/100, placing it in the top 19% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

IG8 9LR Postcode — Crime Rate, Schools & House Prices

Property

1 May

Prices, sales volume and market trends

£732,000

Median sale price

+10.0%

This year

Semi-detached

Dominant type

Price history

5-year change

+57.5%

Sales (24 months)3

New build0.0%

Avg semi-detached£732,000

Avg terraced£492,916

Price per m²£6,167/m²

Avg floor area118.7 m²

EPC breakdown

Based on 20 properties · Confidence: medium

Street mix

Semi 40%Terraced 35%Flat 25%

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£24,100

First-time buyerFTB

£24,100

Additional propertyBTL/2nd

£46,060

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

15.7×

Price-to-income

£3,662/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr

Heat pump suitableYes

EPC upgrade costMedium

Rebuild cost estimate£296,750

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)

Heating fuelmains gas (not community)

GlazingFully double glazed

Council tax band Band DAnnual charge £1,928

Price growth potentialModerate

Stamp Duty & Affordability Calculator

Stamp duty on median price (£732,000)

£24,100

Standard buyer

£24,100

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.

Safety

18 May

Crime rates and local incidents

LOW CRIME

10.7 incidents per 1,000 residents

↑ Rising 125.0%

-74% vs borough

Crime by type

Violence & sexual offences8

Anti-social behaviour4

Other3

Vehicle crime2

Drug offences1

Theft0

Robbery0

Burglary0

Road safety

Road safety score

Accidents (5yr)

Crime is 184% below London average

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

🚂

Highams Park

Nearby stations

🚇

Highams Park Rail StationWeaver

8 min walk

🚂

Highams ParkNational Rail

8 min walk

🚇

Wood Street Rail StationWeaver

23 min walk

🚇

South Woodford Underground StationCentral

27 min walk

🚇

Woodford Underground StationCentral

28 min walk

🚌No bus stops within 400m

Walkability score

Footpaths (500m)

Santander docks (800m)

3.9 km

Nearest cycle dock

Central London commute times

56 min

London Bridge

61 min

Victoria

62 min

Waterloo

56 min

Canary Wharf

42 min

City ★

Source: TfL Journey Planner (sector-level)

Schools

18 Apr

Nearest schools and Ofsted ratings

Education score

Excellent for families

★ Top school within 1km

★★

Primary

Handsworth Primary School

Good · 6 min walk

KS2: 105.5

★★

Secondary

Highams Park School

Good · 8 min walk

P8: +0.09A8: 50.4

100% of local schools rated Good or Outstanding

Childcare

Church Hill Nursery School

Not inspected · 29 min walk

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

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW

Low

Surface waterNONE

No assessed surface water flood risk

Air qualityLOW

NO₂: 26.0 µg/m³ · PM2.5: 8.0 µg/m³

NoiseLOW

none

Radon riskLOW

0.5% of local properties affected

ULEZ zone · £12.50/dayCCZ: 10.4 km away✗ Not Green Belt✗ Not AONB79% green spaceTree canopy: 61%

Nearest SSSI: Chingford Reservoirs SSSI — 4.5 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Health

GP, dental and hospital access

THE FOREST SURGERY

2 MACDONALD ROAD, WALTHAMSTOW, E17 4BA

13 min walk

71%

Recommend GP

71%

Overall GP experience

GPs within 1km

Dentists within 1km

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.5 km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.6 km

A&E 4hr targetNHS target: 95%74.5%

Demographics

22 Apr

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Rank: 24,065 nationally

1,687

Est. population

13,260/km²

63%

Employed

41%

Degree educated

£46,500

Median income

3.7%

Claimant rate

SuburbanHigh densityOwner occupiers / families

Community stability

Age profile

Under 1827%

18–3418%

35–4923%

50–6420%

65+13%

Tenure

Own outright31%

Own (mortgage)45%

Private rent13%

Social rent10%

Shared ownership1%

Ethnicity

White British55%

White Other11%

Asian12%

Black10%

Mixed8%

Other4%

Employment & lifestyle

Managerial / professional43%

Routine / semi-routine15%

No car household17%

Unemployed4%

No qualifications14%

Housing tenure (Census 2021)

Private rent 13%Social rent 10%

vs. London

Income vs London+10.7%

Price vs London+40.8%

Politics

Local councillors and MP

Ward majorityLabour

Ward majority vote27.4%

Ward turnout47%

Election year2022

MPSir Iain Duncan Smith (Conservative)

MP majority4,757

ConstituencyChingford and Woodford Green

Councillors

Tony BellLabour

Rosalind Anne DoréLabour

Investment

Rental yield, rent and gentrification

Investment score

Moderate

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

Avg monthly rent£1,450

Gross yield2.38% (low)

Gentrification score42/100

Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

Moderate

Price growth potential

Low

New supply risk

Amenities

Shops, restaurants, parks and more

Parks (1km)

Restaurants (800m)

Cafes (800m)

Pubs (400m)

Pharmacies (800m)

Gyms (1km)

Sports (1km)

Convenience

Nearest supermarketMetro Food Centre · 1.5 km

Libraries (1km)

Cinemas (2km)

1.8km

Post office

Nearby shops

Newsplus Food & Wine595 m

Nearby cafes

Halex Vino•teca437 m

Coco Cafe465 m

Sali’s lounge483 m

Coffee Treasure508 m

Nearby restaurants

Sea Breeze57 m

Paradise Masala446 m

Highland Fish Bar450 m

Paya451 m

Nearby pubs

The Royal Oak132 m

The County Arms490 m

The Stag and Lantern516 m

Vino Tap531 m

Nearby gyms

Lotus Health And Fitness428 m

The Fitness Space595 m

Peter May Sports Centre720 m

Nearby health

Handsworth Medical Practice560 m

Food hygiene (5-star)56% of 70

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs Newham Waltham Forest vs Redbridge Waltham Forest vs Hackney Waltham Forest vs Enfield

Frequently asked questions

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Trusted official data sources

Office for

National Statistics

LONDONDATASTORE

Ofsted

HM LAND

REGISTRY

Environment

Agency

DATA.POLICE.UK

GOV.UK

Transport

for London

NHS

Digital

Companies

House

Royal

Mail

Food Standards

Agency

Ofcom

Met

Office

Ordnance

Survey

IG8 9LR

Property

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Safety

Transport

Schools

Environment

Health

Demographics

Politics

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Amenities

Frequently asked questions

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Trusted official data sources