Postcode IG8 9LX is located in a major urban area, within the Hale End & Highams Park South ward of Waltham Forest in the London region, and forms part of the Highams Park East area. It has average deprivation and very low crime levels, with around 38.4 crimes per 1,000 residents per year, about 70% below the London average of 130 per 1,000. The average income per household in Highams Park East is £85,586 per year. The nearest station is Highams Park, about 0.5 miles away. There are 7 primary and 4 secondary schools in the area. There are 2 parks nearby, the closest large park is The Highams Park.
Highams Park East has an average level of deprivation, ranked at position 12,272 out of 32,844 areas in the United Kingdom, placing it within the top 37% most deprived areas in England.
Highams Park East has a very low crime rate, with approximately 38.4 reported incidents per 1,000 population each year.
Approximately 47.4% of homes on this street are social housing provided by a local council or housing association. Across the surrounding area, around 12.1% of dwellings are socially rented.
The average income per household in Highams Park East is £85,586 per year.
No significant noise sources from railways or roads near IG8 9LX.
Highams Park East near IG8 9LX 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 0.5 miles away. There are 1 stations nearby.
| Distance | Zone | Name | Lines | Directions |
|---|---|---|---|---|
| 0.5 mi | 4 | Highams Park | Overground | Walking directions to Highams Park |
| Distance | Name | Size | Directions |
|---|---|---|---|
| 0.5 mi | The Highams Park | Large | Walking directions to The Highams Park |
| 0.5 mi | The Green | Large | Walking directions to The Green |
Based on 79 recent sales, the median property price is £595,000 (about £594 per square foot) in Hale End & Highams Park South area, with individual transactions ranging from £182,000 up to £985,000.
| Type | Sales | Median | £/sq ft |
|---|---|---|---|
| Terraced | 40 | £732,500 | £699 |
| Detached | 2 | £654,250 | £476 |
| Semi-Detached | 8 | £618,000 | £598 |
| Flats | 29 | £332,000 | £528 |
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 | £641,000 | £712,500 |
| 2026 | £341,540 | £525,000 | £760,000 |
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 | £619 | £655 |
| 2026 | £523 | £447 | £662 |
There were 31 recent sold properties in the last 18 months near IG8 9LX.
In the IG8 9LX postcode area, located within Highams Park East, there are 7 primary and 4 secondary schools in close proximity.
6 nearby supermarkets & convenience stores within mi of IG8 9LX
| Distance | Name | Address | Directions |
|---|---|---|---|
| 0.4 mi | SnS local | 281-283 Hale End Road, Woodford Green, IG8 9LU | Walking directions to SnS local |
| 0.4 mi | Meg’s Food And Wine | Hale End Road, Waltham Forest, E4 9PH | Walking directions to Meg’s Food And Wine |
| 0.5 mi | Nisa Local | 422-426 Hale End Road, Chingford, London, E4 9PB | Walking directions to Nisa Local |
| 0.5 mi | The Community Larder | The Avenue, Waltham Forest, E4 9LE | Walking directions to The Community Larder |
| 0.5 mi | Highams Park Express | The Avenue, Waltham Forest, E4 9LE | Walking directions to Highams Park Express |
Annual council tax rates for Waltham Forest district (2025-26).
Council tax bands are based on the value of your property. Most homes fall into bands A to D.
Elected local representatives for IG8 9LX, 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 IG8 9LX records about 38 crimes per 1,000 residents per year, which is a very low crime rate for England: it scores 2 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 vehicle crime.
The median sale price around IG8 9LX in Highams Park East is £595,000 (about £594 per square foot) based on 79 registered sales according to HM Land Registry data.
There are 15 schools close to IG8 9LX, including Oakhill Primary School (Outstanding), Joseph Clarke School (Good) and St Aubyn's School. Ratings are from the latest Ofsted inspections.
The closest station to IG8 9LX is Highams Park in TfL zone 4, about 799 m away, serving the Overground line.
IG8 9LX scores 5 out of 10 on the deprivation scale, where 10 is the most deprived. Its neighbourhood ranks 12,272 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 IG8 9LX 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).
All data is sourced from official UK government agencies and public datasets. Last updated: 16/07/2026. Read more about how our statistics are calculated.