Hatch Lane & Highams Park North · Waltham Forest · Chingford and Woodford Green constituency · 51.61127, 0.02017

IG8 9QQ— Hatch Lane & Highams Park North, Waltham Forest

Location and area intelligence for IG8 9QQ, Hatch Lane & Highams Park North, Waltham Forest

The family fortress

 

Schools 100%Safety 83/100Transport 23/100Yield 10.55%

Best for: Families

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

Liveability
54
Safety
83
Schools
90
Transport
23
Environment
88
Investment
50

The bottom line

IG8 9QQ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £165,000 median — strong value for Families who can accept its trade-offs.

The catch: 56 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG8 9QQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-68.3% vs London avg
vs London income-11.2% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for IG8 9QQ

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How IG8 9QQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Woodford Green Primary School

Not yet inspected · Inspected Jun 2025 · 1 min walk

KS2: 109.5

★★

Secondary

Woodford County High School

Good · Inspected Nov 2022 · 6 min walk

P8: +0.79A8: 78.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 47 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.8 incidents per 1,000 residents

Better than 60% of London
→ Stable

-22% vs borough

Crime by type

Anti-social behaviour26%
Other25%
Violence & sexual offences22%
Vehicle crime11%
Burglary7%
Theft5%
Drug offences2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: LFB Woodford · 329m

Crime is 19% below London average

Property

2 Jul

Prices, sales volume and market trends

£165,000

Median sale price

Bottom 25% — 68% below London median

£165,000 is 68% below the London median (£520,000)

-18.2%

This year

Flat

Dominant type

Price history

5-year change
-26.7%
Sales (24 months)8
New build0.0%
Avg flat£165,000
Price per m²£3,137/m²
Price per ft²£291/ft²
Avg floor area52.1 m²

EPC breakdown

B
5%
C
31%
D
5%

Based on 41 properties · Confidence: high

Street mix

Terraced 1%Flat 99%

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£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£4,950

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

4.4×

Price-to-income

£825/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£130,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+2.4%

Total change

+109%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.2%

per year

Acceleration

+27.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 133 sales

Property Type Mix

Total: 133 sales

Terraced0.8%
Flat/maisonette99.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£93k+38.8%4.7
Post-dot-com plateau2001–2004£116k£152k+30.8%5
Pre-crash peak2005–2007£185k£175k-5.3%4
GFC & correction2008–2012£171k£172k+0.3%4.6
Help-to-Buy recovery2013–2015£194k£210k+8.4%4.7
Brexit uncertainty2017–2019£200k£310k+55%3.7
Pandemic surge2020–2021£192k£225k+17.5%4.5
Rate-rise correction2022–2023£360k£220k-38.9%4
Current market2024–2026£288k£140k-51.3%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.1% alpha

Flat/maisonette-3.1% α
Local
3%
District
6.1%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Woodford Underground StationCentral
13 min walk
Highams Park Rail StationWeaver
18 min walk
Highams ParkNational Rail
18 min walk
Roding Valley Underground StationCentral
22 min walk
South Woodford Underground StationCentral
28 min walk
No bus stops within 400m

28

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

4.9 km

Nearest cycle dock

Central London commute times

London Bridge62 min ↑
Victoria72 min ↑
Waterloo70 min ↑
Canary Wharf58 min ↑
City ★56 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)

0

EV chargers (800m)

Nearest car park109m
Santander docks (800m)0
Nearest cycle dock4.9 km

Nearby car parks

🅿️
Sir James Hawkey Hall Car Park
486m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.3 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

4 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

5

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 12.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketLondis · 1.2 km
4 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

163m

Post office

Nearby shops

Belgique Patisserie1.2 km

Nearby cafes

Deli on the green206 m
Atrium Cafe550 m
Humphry's593 m
Eat Wells596 m

Nearby restaurants

Bel Sit181 m
Prezzo249 m
Mezze271 m
Marina meze283 m

Nearby pubs

Rose & Crown165 m
The Castle245 m
The Travellers Friend561 m
Woodford Wells Cricket Club Bar670 m

Nearby gyms

Woodford Wells Cricket Club716 m

Nearby health

Harley Fitzrovia Health1.2 km
Food hygiene (5-star)68% of 37

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
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

SUPER PROJECTS GLOBAL LIMITED

Investment

Investment grade, yield and market outlook

50

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
10.6% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score7/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months4

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

33/100

Velocity score

Future outlook

34.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,280m
Crossrail 2 route6,085m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,565 nationally

1,534

Est. population

11,093/km²

59%

Employed

40%

Degree educated

£37,300

Median income

7.2%

Claimant rate

SuburbanHigh densityEstablished mixed

48

Community stability

Age profile

25%
21%
24%
17%
13%
Under 1825%
18–3422%
35–4924%
50–6417%
65+13%

Tenure

21%
26%
14%
38%
Own outright21%
Own (mortgage)26%
Private rent14%
Social rent38%
Shared ownership1%

Ethnicity

49%
14%
17%
White British49%
White Other14%
Asian9%
Black17%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household34%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Social rent38%
Private rent15%

vs. London

Income vs London-11.2%
Price vs London-68.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
16
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
11
Local approval rate
86%
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)
9
Largest scheme
97 homes · HARTS HOSPITAL SITE, HARTS HOSPITAL SITE, HIGH ROAD, WOODFORD GREEN, IG8 0RB
Pipeline pressure
NONE

Named schemes (500m)

SITE WOODFORD GREEN UNITED FREE CHURCH, SITE WOODFORD GREEN UNITED FREE CHURCH, HIGH ELMS, IG8 0UP49 homes
completed
Woodford Green Post Office, Woodford Green Post Office, Johnston Road, Woodford Green, IG8 0XB9 homes
completed
499-501, 499-501, High Road, Woodford Green, IG87 homes
completed
457, 457, High Road, Woodford Green, IG86 homes
completed
Development At 397 To 401, High Road4 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
17.4%
Ward turnout
37%
Election year
2022
MP
Sir Iain Duncan Smith (Conservative)
MP majority
4,757
Constituency
Chingford and Woodford Green

Councillors

Marion FitzgeraldConservative
Justin HalabiConservative
Tim JamesConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£165,000)

£0

Standard buyer

£0

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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Key facts for IG8 9QQ

Full postcodeIG8 9QQ
Postcode districtIG8
BoroughLondon Borough of Waltham Forest
WardHatch Lane & Highams Park North
Latitude51.611273
Longitude0.020170
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