Hale End & Highams Park South · Waltham Forest · Chingford and Woodford Green constituency · 51.60332, 0.01069

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

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

The family fortress

 

Schools 100%Safety 78/100Transport 25/100~3% 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
57
Safety
78
Schools
90
Transport
25
Environment
84
Investment
33

The bottom line

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

The catch: 54 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG8 9NY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+13.8% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for IG8 9NY

🛡️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 9NY 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 · 5 min walk

KS2: 106.9

★★

Secondary

Woodford County High School

Good · Inspected Nov 2022 · 9 min walk

P8: +0.79A8: 78.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.8 incidents per 1,000 residents

Better than 70% of London
↑ Rising 257.1%

from a low base — still below London average

-40% vs borough

Crime by type

Other29%
Vehicle crime20%
Anti-social behaviour19%
Violence & sexual offences19%
Drug offences8%
Burglary4%
Robbery1%
Theft0%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

6

Incidents (5yr)

Nearest station: LFB Woodford · 1.2km

Crime is 37% below London average

Property

12 Jun

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.

IG8 district median

£550,000

Based on 157 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£606,796/m²
Price per ft²£56,373/ft²
Avg floor area20.6 m²

EPC breakdown

C
7%
D
7%

Based on 14 properties · Confidence: medium

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£51,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,928
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
South Woodford Underground StationCentral line
20.6 min walk
Highams Park

Nearby stations

Highams Park Rail StationWeaver
12 min walk
Highams ParkNational Rail
12 min walk
Woodford Underground StationCentral
21 min walk
South Woodford Underground StationCentral
21 min walk
Wood Street Rail StationWeaver
26 min walk
No bus stops within 400m

13

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

4.2 km

Nearest cycle dock

Central London commute times

London Bridge60 min ↑
Victoria68 min ↑
Waterloo69 min ↑
Canary Wharf56 min ↑
City ★54 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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park435m
Santander docks (800m)0
Nearest cycle dock4.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 10.8 km away✗ Not Green Belt✗ Not AONB86% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.7 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): None recorded

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

RYDAL

375 HIGH ROAD, IG8 9QJ

11 min walk

81%

Recommend GP

81%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.8 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

40

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Royal Oak (543 m)

Nearest supermarketLondis · 1.7 km
1 swimming pools

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)

1.1km

Post office

Nearby shops

Belgique Patisserie710 m

Nearby cafes

Humphry's687 m
Dada785 m
Halex Vino•teca790 m
Coco Cafe795 m

Nearby restaurants

Lokkum Bar & Grill397 m
Sea Breeze582 m
Jamuna757 m
Gourmet House779 m

Nearby pubs

The Royal Oak543 m
The Cricketers598 m
The County Arms827 m

Nearby gyms

Lotus Health And Fitness779 m

Nearby pharmacies

Churchfield Pharmacy836 m

Nearby health

Harley Fitzrovia Health698 m
Improve Your Smile739 m
Handsworth Medical Practice849 m
Food hygiene (5-star)100% of 5

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

QURE AR LIMITED

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
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

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

8/100

Velocity score

Future outlook

31.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,189m
Crossrail 2 route5,143m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,379 nationally

1,837

Est. population

3,530/km²

62%

Employed

43%

Degree educated

£47,800

Median income

4.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

27%
16%
24%
21%
13%
Under 1827%
18–3416%
35–4924%
50–6421%
65+13%

Tenure

34%
43%
14%
Own outright34%
Own (mortgage)43%
Private rent14%
Social rent8%
Shared ownership1%

Ethnicity

41%
15%
21%
14%
White British41%
White Other15%
Asian21%
Black14%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household19%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent14%
Social rent8%

vs. London

Income vs London+13.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
Local approval rate
100%
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)
4
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 Rear Of 73, Garages Rear Of 73, Armstrong Avenue, Woodford Green, IG82 homes
completed
Garages Rear Of 1, Garages Rear Of 1, Alders Avenue, Woodford Green, IG8 9PY2 homes
completed
7, 7, Armstrong Avenue, Woodford Green, IG81 homes
completed
1, 1, Armstrong Avenue, IG81 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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Compare Waltham Forest with nearby boroughs:

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Key facts for IG8 9NY

Full postcodeIG8 9NY
Postcode districtIG8
BoroughLondon Borough of Waltham Forest
WardHale End & Highams Park South
Latitude51.603324
Longitude0.010691
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