Postcode · Woodford Green

IG8 9PN area guide

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

Neighbourhood: Highams Park East
Council: Waltham Forest
Region: London
Neighbourhood population: 1,642 (2024)

IG8 9PNWoodford Green

At a glance

What IG8 9PN is like

IG8 9PN is a postcode in the Highams Park East area of Waltham Forest. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 1,642 people. 76.4% of households own their home, 12.7% rent privately and 10.3% are in social housing. The largest age group is 45–49, and 62% of adults are in work. It ranks among the more affluent parts of England. Higher-harm crime is less than half 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 9PN compares

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

AffluenceMore

8.0/ 10

Less deprived than most. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

3/ 10

Lower than most: 14.8 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

7.0/ 10

Very good: 2 stations within a mile, 26 bus stops within 800m.

SchoolsMore

94%

Rated good or better across 17 inspected schools within 1 mile.

Household incomeMore

£85,586

Average annual income before tax, higher than 96% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where IG8 9PN differs most from the national average.

01
Among the more affluent placesPositive
Scores 8.0 out of 10 on the English Indices of Deprivation 2025, making it less deprived than most of England.
02
Low crimePositive
14.8 higher-harm crimes per 1,000 people a year, against 31.1 across England and Wales.
03
Prices fallingLook closer
The median sale price in IG8 9 is down 12.5% on the year before.
04
Well connectedPositive
2 stations within a mile and 26 bus stops within a ten-minute walk.
05
Well-rated schoolsPositive
94% of the inspected schools nearby are rated good or better.

Questions

IG8 9PN FAQs

Is IG8 9PN a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 8.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 14.8 per 1,000 people a year, band 3 of 10 nationally. 94% of the inspected schools nearby are rated good or better. Transport connectivity scores 7.0 out of 10 (very good).

How much does a house cost in IG8 9PN?

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.

Is IG8 9PN safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 14.8 offences per 1,000 people a year around IG8 9PN, less than half the 31.1 average across England and Wales, band 3 of 10.

Who lives in IG8 9PN?

Age, home ownership and housing from the census.

The largest age group is 45–49, at 8.6% of residents. 76.4% of households own their home. The most common property type is terraced (48%).

Which council covers IG8 9PN?

The local authority for IG8 9PN is Waltham Forest.

IG8 9PN comes under Waltham Forest in London. Council tax, planning applications and bin collections are handled there.

How well connected is IG8 9PN?

Connectivity scores 7.0 out of 10.

There are 26 bus stops within 800m and 2 stations and tram stops within a mile, scoring 7.0 out of 10 (very good). The nearest station is Highams Park 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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