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

How good is transport in IG8 9PL?

IG8 9PL 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 9PL?

The nearest primary school to IG8 9PL 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 9PL?

IG8 9PL has a liveability score of 80/100, placing it in the top 8% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

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

Property

Prices, sales volume and market trends

Avg floor area105.6 m²

EPC breakdown

12%

Based on 19 properties · Confidence: medium

Street mix

Semi 18%Terraced 82%

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£264,000

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 potentialLow

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

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

24 min walk

🚇

South Woodford Underground StationCentral

26 min walk

🚇

Woodford Underground StationCentral

27 min walk

🚌No bus stops within 400m

Walkability score

Footpaths (500m)

Santander docks (800m)

4.0 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 · 7 min walk

KS2: 105.5

★★

Secondary

Highams Park School

Good · 7 min walk

P8: +0.09A8: 50.4

100% of local schools rated Good or Outstanding

Childcare

Church Hill Nursery School

Not inspected · 30 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: 10.5 km away✗ Not Green Belt✗ Not AONB79% green spaceTree canopy: 70%

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

14 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 · 1.6 km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.7 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%

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

Gentrification score24/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

Market liquidity

Future outlook

Low

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 · 1.6 km

Libraries (1km)

Cinemas (2km)

1.8km

Post office

Nearby shops

Newsplus Food & Wine660 m

Nearby cafes

Halex Vino•teca466 m

Coco Cafe489 m

Sali’s lounge540 m

Coffee Treasure560 m

Nearby restaurants

Sea Breeze122 m

Gourmet House476 m

Paradise Masala477 m

Highland Fish Bar482 m

Nearby pubs

The Royal Oak132 m

The County Arms518 m

The Stag and Lantern567 m

Vino Tap586 m

Nearby gyms

Lotus Health And Fitness456 m

The Fitness Space654 m

Nearby health

Handsworth Medical Practice578 m

Food hygiene (5-star)53% of 60

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

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IG8 9PL

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