Hale End & Highams Park South · Waltham Forest · Chingford and Woodford Green constituency · 51.60378, 0.00584

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

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

The family fortress

 

Schools 100%Safety 82/100Transport 31/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
82
Schools
90
Transport
31
Environment
82
Investment
37

The bottom line

IG8 9PB 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 catches: 51 min to city — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

IG8 9PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.7% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for IG8 9PB

🛡️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 9PB 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 · 4 min walk

KS2: 106.9

★★

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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.5 incidents per 1,000 residents

Better than 55% of London
→ Stable

-14% vs borough

Crime by type

Other26%
Anti-social behaviour24%
Vehicle crime19%
Violence & sexual offences18%
Drug offences5%
Burglary5%
Robbery3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 1.4km

Crime is 10% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£6,091/m²
Price per ft²£566/ft²
Avg floor area58.7 m²

EPC breakdown

C
18%
D
20%
E
6%
F
3%

Based on 47 properties · Confidence: high

Street mix

Flat 100%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£146,750
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)
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

1999–2026 · CAGR

+7.1%

Total change

+540%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.5%

per year

Acceleration

-15.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £125k–£150k · 30 sales

Property Type Mix

Total: 30 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£56k£60k+7.1%1
Post-dot-com plateau2001–2004£90k£148k+63.9%1.3
Pre-crash peak2005–2006£156k£157k+0.6%2.5
GFC & correction2008–2012£130k£185k+42.3%2
Help-to-Buy recovery2013–2016£180k£275k+52.8%1.5
Brexit uncertainty2017–2019£320k£315k-1.6%1
Pandemic surge2020–2020£278k£278k+0%2
Rate-rise correction2022–2023£245k£314k+28%1
Current market2025–2026£360k£358k-0.5%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Flat/maisonette+1.3% α
Local
4.9%
District
3.6%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position75

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
23.9 min walk
Highams Park

Nearby stations

Highams Park Rail StationWeaver
8 min walk
Highams ParkNational Rail
8 min walk
Woodford Underground StationCentral
25 min walk
South Woodford Underground StationCentral
25 min walk
Wood Street Rail StationWeaver
25 min walk
No bus stops within 400m

21

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

4.0 km

Nearest cycle dock

Central London commute times

London Bridge58 min ↑
Victoria59 min ↑
Waterloo64 min ↑
Canary Wharf61 min ↑
City ★51 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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park190m
Santander docks (800m)0
Nearest cycle dock4.0 km

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed4 Mbps
Median download4 Mbps
Superfast coverage0%
All operators 5G84%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
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: 10.7 km away✗ Not Green Belt✗ Not AONB80% green spaceTree canopy: 70%
More green space than 99% of London

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

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

THE FOREST SURGERY

2 MACDONALD ROAD, WALTHAMSTOW, E17 4BA

16 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

9

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketLondis · 1.6 km

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.7km

Post office

Nearby shops

Newsplus Food & Wine794 m

Nearby cafes

Halex Vino•teca490 m
Coco Cafe504 m
Strawberry’s Ice Cream and Sandwich Bar592 m
Sali’s lounge593 m

Nearby restaurants

Sea Breeze246 m
Gourmet House489 m
Paradise Masala501 m
Highland Fish Bar506 m

Nearby pubs

The Royal Oak204 m
The County Arms536 m
The Stag and Lantern610 m
Vino Tap636 m

Nearby gyms

Lotus Health And Fitness479 m
The Fitness Space706 m

Nearby health

Handsworth Medical Practice578 m
Food hygiene (5-star)61% of 33

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

37

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

43.6

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,071m
Crossrail 2 route4,845m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,565 nationally

1,796

Est. population

3,944/km²

58%

Employed

39%

Degree educated

£46,500

Median income

4.0%

Claimant rate

SuburbanMedium densityEstablished mixed

50

Community stability

Age profile

28%
19%
20%
20%
Under 1828%
18–3419%
35–4920%
50–6421%
65+13%

Tenure

22%
35%
15%
24%
Own outright22%
Own (mortgage)36%
Private rent16%
Social rent24%
Shared ownership2%
Rent free0%

Ethnicity

50%
17%
White British50%
White Other11%
Asian11%
Black17%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine18%
No car household25%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Social rent24%
Private rent15%

vs. London

Income vs London+10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (3 years)
5
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
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)

LAND AT SPACKMANS HOUSE, 2, LAND AT SPACKMANS HOUSE, 2, BROOKFIELD PATH, BROOKMEADOW CLOSE (1-29), IG8 9PS29 homes
completed
BEECH FARM BUILDINGS, 295, BEECH FARM BUILDINGS, 295, HALE END ROAD, IG8 9LU19 homes
completed
Garages Rear Of 1, Garages Rear Of 1, Alders Avenue, Woodford Green, IG8 9PY2 homes
completed
2, 2, Studley Avenue, E4 9PS2 homes
completed
415, 415, Hale End Road, Woodford Green, IG8 9LL2 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 9PB

Full postcodeIG8 9PB
Postcode districtIG8
BoroughLondon Borough of Waltham Forest
WardHale End & Highams Park South
Latitude51.603785
Longitude0.005845
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