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Waltham Forest›Hale End & Highams Park South

IG8 9NB

Hale End Road · Hale End & Highams Park South · Waltham Forest

IG8 9NB is in Hale End & Highams Park South, Waltham Forest — exceptional school provision — 100% Good or Outstanding.

Property prices average £700k (median). Crime is 84% below the London average.

Median price: £700k

Best for:FamiliesOwner-occupiers
Less ideal for:Car-free commuters
74
i
Liveability
98
i
Safety
32
i
Transport
83
i
Environment
78
i
Amenity
89
i
Property
London distributionBetter than 18.6% of postcodes
OverallGood
For buyersExcellent
InvestmentNeutral
RiskLow
Suburban · High density
Updated 28 May 2026
Compare IG8 9NB with…

Property

1 May

Prices, sales volume and market trends

£700,000

Median sale price

+29.6%

This year

Terraced

Dominant type

Price history

5-year change
+84.2%
Sales (24 months)1
New build0.0%
Avg semi-detached£700,000
Price per m²£7,701/m²
Avg floor area90.9 m²

EPC breakdown

B
3%
C
12%
D
15%
E
7%
G
1%

Based on 38 properties · Confidence: high

Street mix

Semi 7%Terraced 60%Flat 27%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

Stamp duty

Standard buyer£22,500
First-time buyerFTB
£22,500
Additional propertyBTL/2nd
£43,500

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

15.1×

Price-to-income

£3,502/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£227,250
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, with external insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,928
Price growth potentialLow

Stamp Duty & Affordability Calculator

Stamp duty on median price (£700,000)

£22,500

Standard buyer

£22,500

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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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

100

Road safety score

0

Accidents (5yr)

Crime is 184% below London average

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
🚂
Highams Park

Nearby stations

🚇
Highams Park Rail StationWeaver
9 min walk
🚂
Highams ParkNational Rail
9 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

68

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

3.8 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

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Thorpe Hall Primary School

Not yet inspected · 6 min walk

KS2: 106.7

★★

Secondary

Highams Park School

Good · 9 min walk

P8: +0.09A8: 50.4

100% of local schools rated Good or Outstanding

Childcare

Childcare

Church Hill Nursery School

Not inspected · 27 min walk

4 primaries · 3 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: 10.3 km away✗ Not Green Belt✗ Not AONB96% green spaceTree canopy: 64%

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

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

11 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%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

58

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+34.6%

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

29

Investment score

Weak

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

Avg monthly rent£1,450
Gross yield2.49% (low)
Gentrification score25/100
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

Low

Price growth potential

Low

New supply risk

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

21

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketMetro Food Centre · 1.3 km
1 sports halls

0

Libraries (1km)

0

Cinemas (2km)

1.7km

Post office

Nearby shops

Newsplus Food & Wine415 m
Samy's901 m

Nearby cafes

Wadham Cafe558 m
Halex Vino•teca563 m
Sali’s lounge564 m
Coffee Treasure595 m

Nearby restaurants

Sea Breeze240 m
Sun On388 m
Sushi glamour399 m
Paya527 m

Nearby pubs

The Royal Oak322 m
The Stag and Lantern606 m
Vino Tap610 m
The County Arms615 m

Nearby gyms

Lotus Health And Fitness556 m
Peter May Sports Centre589 m
The Fitness Space662 m
Wadham Lodge Sports Ground831 m

Nearby health

Handsworth Medical Practice693 m
Food hygiene (5-star)56% of 70

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

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Trusted official data sources

Office for
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REGISTRY
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Agency
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