Postcode E4 9LZ is located in a major urban area, within the Hale End & Highams Park South area of Waltham Forest in the London region, and forms part of the Highams Park West area. It has high deprivation and very low crime levels, with around 30.8 crimes per 1,000 residents per year, about 76% below the London average of 130 per 1,000. The average income per household in Highams Park West is £77,550 per year. The median sale price in Hale End & Highams Park South is £595,000 (around £575 per square foot), with typical sale prices between £341,540 and £756,400. The nearest station is Highams Park, about 0.3 miles away. There are 11 primary and 4 secondary schools in the area.
Highams Park West has a high level of deprivation, ranked at position 10,146 out of 32,844 areas in England, placing it within the top 31% most deprived areas in England.
Highams Park West has a very low crime rate, with approximately 30.8 reported incidents per 1,000 population each year.
Approximately 78.4% of homes on this street are social housing provided by a local council or housing association. Across the surrounding area, around 21.7% of dwellings are socially rented.
The average income per household in Highams Park West is £77,550 per year.
No significant noise sources from railways or roads near E4 9LZ.
Highams Park West near E4 9LZ has no flood risk (less than 0.1% chance of a flood each year) from rivers and sea.
The nearest station is Highams Park located about 0.3 miles away. There are 1 stations nearby.
| Distance | Zone | Name | Lines | Directions |
|---|---|---|---|---|
| 0.3 mi | 4 | Highams Park | Overground | Walking directions to Highams Park |
Based on 89 recent sales, the median property price is £595,000 (about £575 per square foot) in Hale End & Highams Park South area, with individual transactions ranging from £131,250 up to £1,250,000.
| Type | Sales | Median | £/sq ft |
|---|---|---|---|
| Detached | 1 | £750,000 | £452 |
| Terraced | 46 | £726,250 | £639 |
| Semi-Detached | 9 | £625,000 | £630 |
| Flats | 33 | £325,000 | £515 |
Sale price
| Year | Flats | Semi-Detached | Terraced |
|---|---|---|---|
| 2016 | £297,475 | £675,000 | £511,000 |
| 2017 | £293,750 | £685,000 | £516,000 |
| 2018 | £415,000 | £605,000 | £536,500 |
| 2019 | £340,000 | £645,250 | £565,000 |
| 2020 | £290,000 | £620,998 | £557,250 |
| 2021 | £315,000 | £672,500 | £562,500 |
| 2022 | £322,000 | £723,250 | £620,990 |
| 2023 | £370,000 | £750,000 | £657,750 |
| 2024 | £332,500 | £733,500 | £650,000 |
| 2025 | £331,000 | £633,000 | £707,500 |
| 2026 | £336,770 | £760,000 | £731,250 |
Price per sq ft
| Year | Flats | Semi-Detached | Terraced |
|---|---|---|---|
| 2016 | £503 | £652 | £479 |
| 2017 | £517 | £443 | £491 |
| 2018 | £526 | £487 | £482 |
| 2019 | £505 | £477 | £495 |
| 2020 | £465 | £578 | £514 |
| 2021 | £537 | £560 | £573 |
| 2022 | £546 | £714 | £599 |
| 2023 | £568 | £587 | £620 |
| 2024 | £551 | £584 | £612 |
| 2025 | £535 | £630 | £648 |
| 2026 | £503 | £589 | £637 |
There were 50+ recent sold properties in the last 18 months near E4 9LZ.
| Date | Address | Type | Tenure | Price | Map |
|---|---|---|---|---|---|
| 04 Jul 2025 | 172, Selwyn Avenue, London, E4 9NE | Terraced | Freehold | £635,000 | |
| 13 Jul 2026 | 20, Bellamy Road, London, E4 9NB | Flats | Leasehold | £180,000 | |
| 23 Jan 2026 | 120, Selwyn Avenue, London, E4 9LS | Terraced | Freehold | £625,000 | |
| 08 Aug 2025 | 103, Selwyn Avenue, London, E4 9LS | Terraced | Freehold | £847,000 | |
| 30 Jan 2026 | 44, Thurlow Close, London, E4 9XE | Flats | Leasehold | £165,000 |
In the E4 9LZ postcode area, located within Highams Park West, there are 11 primary and 4 secondary schools in close proximity.
Ratings include official Ofsted judgements and Area360 summaries of inspection grades. Open a school’s profile for its inspection grades and results.
| Distance | Phase | Name | Type | Rating | Links |
|---|---|---|---|---|---|
| 0.1 mi | Primary | Selwyn Primary School | Academy converter | Outstanding Ofsted rating. Inspected 10 May 2022. | |
| 0.3 mi | Secondary | South Chingford Foundation School | Academy sponsor led | Requires improvement Area360 rating. Inspected 20 Jan 2026. | |
| 0.4 mi | Primary | Ainslie Wood Primary School | Community school | Good Ofsted rating. Inspected 11 Jul 2023. |
15 nearby supermarkets & convenience stores within 0.5 mi of E4 9LZ
| Distance | Name | Address | Directions |
|---|---|---|---|
| 0.1 mi | The Corner Shop | 95 Selwyn Avenue, Chingford, London, E4 9LP | Walking directions to The Corner Shop |
| 0.2 mi | Tesco | Hickman Avenue, Waltham Forest, E4 9GA | Walking directions to Tesco |
| 0.2 mi | Supermart | Winchester Road, Waltham Forest, E4 9LN | Walking directions to Supermart |
| 0.3 mi | Ali's Food & Wine | 27 Winchester Road, Chingford, London, E4 9LH | Walking directions to Ali's Food & Wine |
| 0.3 mi | Highams Park Food And Wine | 5-6 Broadway Parade The Broadway, Chingford, London, E4 9LG | Walking directions to Highams Park Food And Wine |
Annual council tax rates for Waltham Forest district.
Council tax bands are based on the value of your property. Most homes fall into bands A to D.
Elected local representatives for E4 9LZ, including ward councillors and the local member of parliament.
Rosalind Anne Doré
Hale End & Highams Park South - Elected 7 May 2026
Tony Bell
Hale End & Highams Park South - Elected 7 May 2026
Iain Duncan Smith
Chingford and Woodford Green - Elected 4 Jul 2024
The area around E4 9LZ records about 31 crimes per 1,000 residents per year, which is a very low crime rate for England: it scores 1 out of 10 on the Area360 crime scale, where 10 is the highest crime level. Across London as a whole the rate is about 130 per 1,000. The most common offences locally are anti-social behaviour, violence and sexual offences and drugs.
The median sale price around E4 9LZ in Hale End & Highams Park South is £595,000 (about £575 per square foot) based on 89 registered sales according to HM Land Registry data.
There are 16 schools close to E4 9LZ, including Selwyn Primary School (Outstanding), South Chingford Foundation School (Requires improvement) and Ainslie Wood Primary School (Good). Ratings are official Ofsted judgements or Area360 summaries of the latest available inspection grades.
The closest station to E4 9LZ is Highams Park in TfL zone 4, about 504 m away, serving the Overground line.
E4 9LZ scores 7 out of 10 on the deprivation scale, where 10 is the most deprived. Its neighbourhood ranks 10,146 of 32,844 in England on the official Index of Multiple Deprivation (rank 1 is the most deprived).
The Member of Parliament for Chingford and Woodford Green covering E4 9LZ is Iain Duncan Smith (Conservative and Unionist Party), elected at the 2024 general election. The area is represented by 2 local councillors: Rosalind Anne Doré (Labour Party) and Tony Bell (Labour Party).