Hale End & Highams Park South · Waltham Forest · Chingford and Woodford Green constituency · 51.60135, 0.00031

IG8 9LZ— Hale End & Highams Park South, Waltham Forest

Location and area intelligence for IG8 9LZ, Hale End & Highams Park South, Waltham Forest

The family fortress

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 32/100Low yield 3.16%

Best for: Families, Owner-occupiers

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

Liveability
69
Safety
78
Schools
90
Transport
32
Environment
87
Investment
41

The bottom line

IG8 9LZ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 47 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG8 9LZ

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-26.0% vs London avg

Deep-dive guides for IG8 9LZ

🛡️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 IG8 9LZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Thorpe Hall Primary School

Not yet inspected · 5 min walk

KS2: 106.7

★★

Secondary

Highams Park School

Good · Inspected May 2024 · 10 min walk

P8: +0.09A8: 50.4

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.0 incidents per 1,000 residents

Better than 64% of London
↑ Rising 1250.0%

from a low base — still below London average

-29% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences26%
Other20%
Vehicle crime12%
Burglary9%
Drug offences2%
Robbery2%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: LFB Woodford · 1.9km

Crime is 26% below London average

Property

Prices, sales volume and market trends

Avg floor area75.4 m²

EPC breakdown

B
3%
C
8%
D
20%
E
15%

Based on 46 properties · Confidence: high

Street mix

Semi 24%Terraced 63%Flat 13%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£188,500
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 DAnnual charge £1,928
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+8.6%

Total change

+819%

Market Activity

Price Velocity & Acceleration

Current Velocity

+48.6%

per year

Acceleration

-23.98

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached23.9%
Terraced63%
Flat/maisonette13%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£87k£138k+59.5%1.8
Post-dot-com plateau2002–2004£165k£221k+33.2%3
Pre-crash peak2005–2007£210k£180k-14.2%3.7
GFC & correction2009–2009£310k£310k+0%1
Help-to-Buy recovery2013–2015£322k£555k+72.1%2.3
Brexit uncertainty2017–2018£472k£310k-34.3%1
Pandemic surge2021–2021£535k£535k+0%4
Rate-rise correction2022–2022£795k£795k+0%3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+2.1% alpha

Weakest performer

Terraced

+0.6% alpha

Semi-detached+2.1% α
Local
6.7%
District
4.6%
Terraced+0.6% α
Local
9%
District
8.4%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
10 min walk
Highams ParkNational Rail
10 min walk
Wood Street Rail StationWeaver
21 min walk
South Woodford Underground StationCentral
27 min walk
Woodford Underground StationCentral
30 min walk
No bus stops within 400m

29

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria57 min ↑
Waterloo62 min ↑
Canary Wharf61 min ↑
City ★47 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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park380m
Santander docks (800m)0
Nearest cycle dock3.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed460 Mbps
Median download433 Mbps
Superfast coverage100%
All operators 5G84%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 10.2 km away✗ Not Green Belt✗ Not AONB96% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.6 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

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield850.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE FOREST SURGERY

2 MACDONALD ROAD, WALTHAMSTOW, E17 4BA

10 min walk

71%

Recommend GP

71%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

18

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Royal Oak (366 m)

Nearest supermarketMetro Food Centre · 1.3 km
1 sports halls

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)

1.6km

Post office

Nearby shops

Newsplus Food & Wine364 m
Samy's855 m

Nearby cafes

Wadham Cafe554 m
Halex Vino•teca618 m
Sali’s lounge619 m
Coffee Treasure650 m

Nearby restaurants

Sea Breeze285 m
Sun On382 m
Sushi glamour392 m
Curry in a Hurry578 m

Nearby pubs

The Royal Oak366 m
The Stag and Lantern661 m
Vino Tap665 m
The County Arms670 m

Nearby gyms

Peter May Sports Centre605 m
Lotus Health And Fitness611 m
The Fitness Space716 m
Wadham Lodge Sports Ground806 m

Nearby health

Handsworth Medical Practice748 m
Food hygiene (5-star)54% of 63

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

12001103 LTD
21 BATH BUILDINGS MANAGEMENT LIMITED
BLOOMHALE LIMITED
GAS HEATING SYSTEMS LIMITED
HESP MANAGEMENT COMPANY LIMITED

+5 more

Investment

Investment grade, yield and market outlook

41

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
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

42

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,649m
Crossrail 2 route4,392m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,065 nationally

1,687

Est. population

13,260/km²

63%

Employed

41%

Degree educated

£46,500

Median income

3.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

58

Community stability

Age profile

27%
17%
23%
20%
13%
Under 1827%
18–3418%
35–4923%
50–6420%
65+13%

Tenure

31%
45%
Own outright31%
Own (mortgage)45%
Private rent13%
Social rent10%
Shared ownership1%

Ethnicity

55%
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 rent13%
Social rent10%

vs. London

Income vs London+10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
9
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
79 homes · SITE BRITISH TELECOM DEPOT, 105, SITE BRITISH TELECOM DEPOT, 105, HALE END ROAD, E17
Pipeline pressure
NONE

Named schemes (500m)

BEECH FARM BUILDINGS, 295, BEECH FARM BUILDINGS, 295, HALE END ROAD, IG8 9LU19 homes
completed
BEVERLEY MEWS & CHARRINGTON MEWS, 1-1A, BEVERLEY MEWS & CHARRINGTON MEWS, 1-1A, BEVERLEY ROAD, E4 9LP18 homes
completed
166, 166, HALE END ROAD, E412 homes
completed
Garages Adjacent 74-84,, Garages Adjacent 74-84,, Hale End Road, Walthamstow, E176 homes
completed
Garages adjacent 122 to 132, Garages adjacent 122 to 132, Hale End Road, Walthamstow, E17 4DP6 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
27.4%
Ward turnout
47%
Election year
2022
MP
Sir Iain Duncan Smith (Conservative)
MP majority
4,757
Constituency
Chingford and Woodford Green

Councillors

Tony BellLabour
Rosalind Anne DoréLabour

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Key facts for IG8 9LZ

Full postcodeIG8 9LZ
Postcode districtIG8
BoroughLondon Borough of Waltham Forest
WardHale End & Highams Park South
Latitude51.601352
Longitude0.000308
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