Hatch Lane & Highams Park North · Waltham Forest · Chingford and Woodford Green constituency · 51.61289, 0.01559

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

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

The family fortress

 

Schools 100%Safety 83/100Transport 19/100Low yield 3.16%

Best for: Families

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

Liveability
54
Safety
83
Schools
90
Transport
19
Environment
88
Investment
40

The bottom line

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

The catch: 60 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG8 9SF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for IG8 9SF

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How IG8 9SF 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 · 5 min walk

KS2: 109.5

★★

Secondary

Woodford County High School

Good · Inspected Nov 2022 · 8 min walk

P8: +0.79A8: 78.3

100% of local schools rated Good or Outstanding · based on 13 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 693m

Crime is 19% below London average

Property

Prices, sales volume and market trends

Avg floor area122.3 m²

EPC breakdown

D
3%

Based on 3 properties · Confidence: low

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£305,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

1999–2011 · CAGR

+9.7%

Total change

+204%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.9%

per year

Acceleration

-69.69

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 3 sales

Property Type Mix

Total: 3 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£80k£80k+0%1
Post-dot-com plateau2002–2002£170k£170k+0%1
GFC & correction2011–2011£243k£243k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
16.9 min walk
Highams Park

Nearby stations

Highams Park Rail StationWeaver
15 min walk
Highams ParkNational Rail
15 min walk
Woodford Underground StationCentral
18 min walk
Roding Valley Underground StationCentral
25 min walk
Chingford Rail StationWeaver
29 min walk
No bus stops within 400m

20

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

4.9 km

Nearest cycle dock

Central London commute times

London Bridge66 min ↑
Victoria66 min ↑
Waterloo73 min ↑
Canary Wharf62 min ↑
City ★60 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park412m
Santander docks (800m)0
Nearest cycle dock4.9 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 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: 11.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.0 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

7 min walk

81%

Recommend GP

81%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 11.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Rose & Crown (506 m)

Nearest supermarketLondis · 850 m

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)

526m

Post office

Nearby cafes

Humphry's453 m
Deli on the green544 m
Eat Wells745 m
Atrium Cafe766 m

Nearby restaurants

Bel Sit537 m
Prezzo598 m
Marina meze600 m
Mezze624 m

Nearby pubs

Rose & Crown506 m
The Castle553 m
The Travellers Friend730 m
Food hygiene (5-star)53% of 19

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

TCOOK CONSULTING LTD

Investment

Investment grade, yield and market outlook

40

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
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

14.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,284m
Crossrail 2 route5,882m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
4
Local approval rate
75%
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
49 homes · SITE WOODFORD GREEN UNITED FREE CHURCH, SITE WOODFORD GREEN UNITED FREE CHURCH, HIGH ELMS, IG8 0UP
Pipeline pressure
NONE

Named schemes (500m)

1293 homes
completed
Garages Adjacent 28, Garages Adjacent 28, Wood Lane, Woodford Green, IG8 9TE3 homes
completed
6A, 6A, Montalt Road, Woodford Green, IG8 9RY2 homes
completed
Garages Adjacent 1b, Garages Adjacent 1b, Wood Lane, Woodford Green, IG81 homes
completed
Adj to 50 (50A), Adj to 50 (50A), Beechwood Drive, Woodford Green, IG8 9QX1 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

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Compare Waltham Forest with nearby boroughs:

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Key facts for IG8 9SF

Full postcodeIG8 9SF
Postcode districtIG8
BoroughLondon Borough of Waltham Forest
WardHatch Lane & Highams Park North
Latitude51.612889
Longitude0.015591
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
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