PropertyEngine Logo
Postcode sector · Woodford Green

IG8 9 area guide

Who lives in IG8 9, what homes sell for, and how it compares on crime, schools and transport.

Council
Waltham Forest
Region
London
Population
24,499 (2024)
At a glance

What IG8 9 is like

The IG8 9 postcode sector in Waltham Forest covers 191 live postcodes and is home to about 24,499 people in 9,847 households. 60.3% of households own their home, 23.1% rent privately and 15.6% are in social housing. The largest age group is 35–39, and 60.9% of adults are in work. On deprivation, it sits near the middle of the scale for England. Higher-harm crime is below the England and Wales average. Homes in IG8 9 sold for a median of £634,500 over the year to August 2026.

Scores

How IG8 9 compares

Headline figures for IG8 9, set against England as a whole.

AffluenceMore
7.0/ 10

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

CrimeMore
5/ 10

Around the middle: 23.6 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore
£634,500

Median over 86 sales in IG8 9, −12.5% on the year before.

TransportMore
10.0/ 10

Excellent: 4 stations within a mile, 21 bus stops within 800m.

SchoolsMore
100%

Rated good or better across 5 inspected schools in IG8 9.

Household incomeMore
£81,835

Average annual income before tax, higher than 94% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where IG8 9 differs most from the national average.

  1. 01
    A big private rental marketPositive

    23.1% of households rent privately, against 20.5% across England. Tenant demand is established here.

  2. 02
    Prices fallingLook closer

    The median sale price in IG8 9 is down 12.5% on the year before.

  3. 03
    Well connectedPositive

    4 stations within a mile and 21 bus stops within a ten-minute walk.

  4. 04
    Well-rated schoolsPositive

    100% of the inspected schools nearby are rated good or better.

Questions

IG8 9 FAQs

01
Is IG8 9 a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 7.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 23.6 per 1,000 people a year, band 5 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 10.0 out of 10 (excellent).
02
How much does a house cost in IG8 9?

The median sale price over the last year was £634,500.

Homes in IG8 9 sold for a median of £634,500 across 86 sales in the year to August 2026, −12.5% on the year before. Prices come from HM Land Registry’s record of every residential sale.
03
Is IG8 9 safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 23.6 offences per 1,000 people a year around IG8 9, below the 31.1 average across England and Wales, band 5 of 10.
04
Who lives in IG8 9?

Age, home ownership and housing from the census.

The largest age group is 35–39, at 8.6% of residents. 60.3% of households own their home. The most common property type is purpose-built flat (34.6%).
05
Which council covers IG8 9?

The local authority for IG8 9 is Waltham Forest.

IG8 9 comes under Waltham Forest in London. Council tax, planning applications and bin collections are handled there.
06
How well connected is IG8 9?

Connectivity scores 10.0 out of 10.

There are 21 bus stops within 800m and 4 stations and tram stops within a mile, scoring 10.0 out of 10 (excellent). The nearest station is Woodford, 0.7 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.

Explore

Look up another area

Postcodes in this sector

Show all 191 postcodes