E4 or IG9?
Two neighbouring postcode districts compared on sold prices, energy, flood risk, crime and deprivation, all from the same official sources as every report on this site.
- Homes sell for about 13% less in E4 than in IG9.
- IG9 recorded fewer crimes in the same period, though busier places always record more.
- The most recent EPC we hold is D in E4 and C in IG9.
|
E4
Waltham Forest
|
IG9
Epping Forest
|
|
|---|---|---|
| Median home sale nearby | £499,000
from 134 sales |
£575,000
from 121 sales |
| Average sold price | £280,598 | £236,521 |
| Area price growth (YoY) | +2.5% (Waltham Forest) | +4.9% (Epping Forest) |
| Dwelling type | Detached bungalow | Ground-floor flat |
| Floor area | 109 m² | 72 m² |
| Built | 1950–1966 | 1967–1975 |
| Energy rating | D | C |
| Heating cost (EPC est.) | £1508/yr | £484/yr |
| Flood zone | Zone 1 (low probability) | Zone 1 (low probability) |
| Crime nearby | 290 recorded | 113 recorded |
| Deprivation decile | 9 of 10 | 9 of 10 |
Common questions
Is E4 or IG9 cheaper?
E4 is the cheaper of the two. Homes around E4 sell for about £499,000 and around IG9 for about £575,000, from HM Land Registry records of what actually changed hands.
Which has less crime, E4 or IG9?
IG9 recorded fewer crimes in the same period (290 in E4 against 113 in IG9, Police.uk). Busier places record more, so read this alongside how built-up each area is rather than on its own.
Is E4 or IG9 the more affluent area?
On the Index of Multiple Deprivation, E4 sits in decile 9 of 10 and IG9 in decile 9, where 10 is the least deprived.
Should I buy in E4 or IG9?
That depends on what you need, and no dataset answers it. What this page gives you is the evidence side by side: what homes actually sell for, the energy ratings, the flood zone, recorded crime and deprivation, each traced to the body that published it.
A quick side-by-side snapshot only. Open each property's full report for the complete picture.