Postcode · Waltham Cross

EN8 9AN area guide

Who lives in EN8 9AN, what homes sell for, and how it compares on crime, schools and transport.

Neighbourhood: Waltham Abbey West & Outer
Council: Epping Forest
Region: East of England
Neighbourhood population: 2,262 (2024)

EN8 9ANWaltham Cross

At a glance

What EN8 9AN is like

EN8 9AN is a postcode in the Waltham Abbey West & Outer area of Epping Forest. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 2,262 people. 48.6% of households own their home, 34.4% rent privately and 15.3% are in social housing. The largest age group is 25–29, and 62.2% of adults are in work. On deprivation, it sits near the middle of the scale for England. Higher-harm crime is more than double the England and Wales average. Homes in EN8 9 sold for a median of £425,000 over the year to August 2026.

Scores

How EN8 9AN compares

Headline figures for EN8 9AN, set against England as a whole.

AffluenceMore

4.0/ 10

Around the middle. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

9/ 10

Higher than most: 65.2 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore

£425,000

Median over 74 sales in EN8 9, −2.3% on the year before.

TransportMore

4.3/ 10

Good: 2 stations within a mile, 2 bus stops within 800m.

SchoolsMore

89%

Rated good or better across 9 inspected schools within 1 mile.

Household incomeMore

£51,065

Average annual income before tax, higher than 45% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where EN8 9AN differs most from the national average.

01
A big private rental marketPositive
34.4% of households rent privately, against 20.5% across England. Tenant demand is established here.
02
Higher crime than mostLook closer
65.2 higher-harm crimes per 1,000 people a year, against 31.1 across England and Wales.
03
A young populationPositive
23.6% of residents are aged 20 to 34 (the peak renting age), against 19.6% across England.

Questions

EN8 9AN FAQs

Is EN8 9AN a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 4.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 65.2 per 1,000 people a year, band 9 of 10 nationally. 89% of the inspected schools nearby are rated good or better. Transport connectivity scores 4.3 out of 10 (good).

How much does a house cost in EN8 9AN?

The median sale price over the last year was £425,000.

Homes in EN8 9 sold for a median of £425,000 across 74 sales in the year to August 2026, −2.3% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is EN8 9AN safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 65.2 offences per 1,000 people a year around EN8 9AN, more than double the 31.1 average across England and Wales, band 9 of 10.

Who lives in EN8 9AN?

Age, home ownership and housing from the census.

The largest age group is 25–29, at 9.6% of residents. 48.6% of households own their home. The most common property type is purpose-built flat (50.1%).

Which council covers EN8 9AN?

The local authority for EN8 9AN is Epping Forest.

EN8 9AN comes under Epping Forest in the East of England. Council tax, planning applications and bin collections are handled there.

How well connected is EN8 9AN?

Connectivity scores 4.3 out of 10.

There are 2 bus stops within 800m and 2 stations and tram stops within a mile, scoring 4.3 out of 10 (good). The nearest station is Cheshunt Rail Station, 0.4 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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