Hatch Lane & Highams Park North · Waltham Forest · Chingford and Woodford Green constituency · 51.61552, 0.01260

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

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

The family fortress

 

Schools 100%Safety 84/100Transport 19/100Low yield 3.16%

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
84
Schools
90
Transport
19
Environment
88
Investment
39

The bottom line

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

The catches: high noise levels nearby and 60 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

IG8 9SX

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-11.2% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for IG8 9SX

🛡️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 9SX 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 · 8 min walk

KS2: 109.5

★★

Secondary

Trinity Catholic High School

Good · Inspected Feb 2023 · 8 min walk

P8: +0.26A8: 56.7

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 · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.4 incidents per 1,000 residents

Better than 66% of London
→ Stable

-33% vs borough

Crime by type

Other26%
Violence & sexual offences22%
Vehicle crime18%
Anti-social behaviour14%
Drug offences8%
Robbery5%
Burglary5%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LFB Woodford · 1.0km

Crime is 30% 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 era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,356
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2017 · CAGR

+4.6%

Total change

+106%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.9%

per year

Acceleration

-158.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Detached25%
Semi-detached75%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£300k£300k+0%1
GFC & correction2009–2009£303k£303k+0%1
Help-to-Buy recovery2016–2016£735k£735k+0%1
Brexit uncertainty2017–2017£618k£618k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
20.9 min walk
Highams Park

Nearby stations

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

27

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

5.0 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park500m
Santander docks (800m)0
Nearest cycle dock5.0 km

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.6 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

12 min walk

81%

Recommend GP

81%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 11.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

0

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 (858 m)

No restaurants within 800m — nearest: Oriental Chef (605 m)

Nearest supermarketLondis · 495 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)

548m

Post office

Nearby cafes

Royal Star Cafe563 m
Humphry's678 m
Deli on the green898 m

Nearby restaurants

Oriental Chef605 m
Harry's fishnchips615 m
Shack No.14639 m
Vujon671 m

Nearby pubs

Rose & Crown858 m
The Dovecote873 m
The Castle910 m
Food hygiene (5-star)71% of 7

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

J. M. BRIGGS PROPERTY SERVICES LIMITED

Investment

Investment grade, yield and market outlook

39

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 score20/100
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

37.3

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,440m
Crossrail 2 route5,847m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,551 nationally

1,698

Est. population

6,553/km²

63%

Employed

42%

Degree educated

£37,300

Median income

2.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

64

Community stability

Age profile

21%
17%
20%
23%
19%
Under 1821%
18–3417%
35–4920%
50–6423%
65+19%

Tenure

46%
43%
Own outright46%
Own (mortgage)43%
Private rent8%
Social rent3%
Shared ownership0%

Ethnicity

61%
White British61%
White Other12%
Asian10%
Black8%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine14%
No car household12%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent8%
Social rent3%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (12 months)
1
Planning apps (3 years)
2
Local approval rate
0%
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)
5
Largest scheme
51 homes · Former Wheelwrights Public House, 94, Former Wheelwrights Public House, 94, Hatch Lane, Chingford, E4
Pipeline pressure
NONE

Named schemes (500m)

Garages Adjacent 28, Garages Adjacent 28, Wood Lane, Woodford Green, IG8 9TE3 homes
completed
1, 1, BETOYNE AVENUE, Chingford, London, E4 9SG2 homes
completed
1, 1, Lichfield Road, Woodford Green, IG8 9SY1 homes
completed
Garages Adjacent 1b, Garages Adjacent 1b, Wood Lane, Woodford Green, IG81 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 9SX

Full postcodeIG8 9SX
Postcode districtIG8
BoroughLondon Borough of Waltham Forest
WardHatch Lane & Highams Park North
Latitude51.615521
Longitude0.012602
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