Postcode IG8 9LZ 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 low deprivation and low crime levels, with around 46.8 crimes per 1,000 residents per year, about 64% 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 9 primary and 5 secondary schools in the area. There is 1 park nearby, the closest small park is Kitchener Park.
Highams Park East has a low level of deprivation, ranked at position 18,959 out of 32,844 areas in the United Kingdom, placing it within the bottom 42% least deprived areas in England.
Highams Park East has a low crime rate, with approximately 46.8 reported incidents per 1,000 population each year.
Approximately 32.6% 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.
Moderate noise level (65.0-69.9 dB) from road, approximately 322 ft away from IG8 9LZ.
Highams Park East near IG8 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 0.5 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 | Kitchener Park | Small | Walking directions to Kitchener Park |
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 50+ recent sold properties in the last 18 months near IG8 9LZ.
In the IG8 9LZ postcode area, located within Highams Park East, there are 9 primary and 5 secondary schools in close proximity.
13 nearby supermarkets & convenience stores within mi of IG8 9LZ
| Distance | Name | Address | Directions |
|---|---|---|---|
| 0.2 mi | SnS local | 281-283 Hale End Road, Woodford Green, IG8 9LU | Walking directions to SnS local |
| 0.2 mi | Newsplus Food & Wine | 131 Hale End Road, Walthamstow, London, E17 4DP | Walking directions to Newsplus Food & Wine |
| 0.2 mi | Winchester Food & Wine | 202 Winchester Road, Chingford, London, E4 9JP | Walking directions to Winchester Food & Wine |
| 0.4 mi | Ali's Food & Wine | 27 Winchester Road, Chingford, London, E4 9LH | Walking directions to Ali's Food & Wine |
| 0.4 mi | Supermart | Winchester Road, Waltham Forest, E4 9LN | Walking directions to Supermart |
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 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 IG8 9LZ records about 47 crimes per 1,000 residents per year, which is a low crime rate for England: it scores 3 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 9LZ 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 19 schools close to IG8 9LZ, including Thorpe Hall Primary School (Good), Joseph Clarke School (Good) and Whitefield School (Good). Ratings are from the latest Ofsted inspections.
The closest station to IG8 9LZ is Highams Park in TfL zone 4, about 779 m away, serving the Overground line.
IG8 9LZ scores 3 out of 10 on the deprivation scale, where 10 is the most deprived. Its neighbourhood ranks 18,959 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 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).
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.