Hitcham Road
Waltham Forest, Greater London, England
Reality check: At £360,000, this is a premium entry point. Strong 25% growth over 5 years supports the investment case.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Strong case: liquid market (score 90), 25% 5-year growth.
Workable for families, but safety (40) may concern parents.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Decent connectivity, but some areas could be better.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: liquid market (score 90), 25% 5-year growth.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Good with limitations — walkable. But limited nearby services (30).
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
At £360,000, affordability is the main stretch. Transport (90) and services (30) help.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
How Life Works Here
Hitcham Road is located in Waltham Forest, near Leyton, Greater London. Crime is around average for the area, with 213 incidents in the past year. The most commonly reported category is shoplifting. Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. Transport connections are strong, with rail and bus links nearby. The nearest stop (Emmanuel Parish Church) is 165m away. The median property price is £360,000, with strong growth of 25% over five years. Based on 78 transactions recorded since 2014. The market is highly active with frequent sales. Rented accommodation predominates. There are 19 schools within 2 km, 18 rated Good or Outstanding by Ofsted. 8 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 239m away. The area sits within Flood Zone 2 (river flooding), indicating medium flood risk. It is worth checking the Environment Agency flood map for current details. This street may particularly suit property investors. Market indicators suggest an upward trend. Overall, this street scores 61 out of 100 for liveability, above the district average.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling), LSOA-level area, not street-level
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
DEFRA noise & air quality, OS green space
HM Land Registry price paid data
GIAS schools + Ofsted ratings
OSM footpath density + connectivity
EPC Register — awaiting public API access
Environment Agency flood zones
Property Market
Flat/Maisonette | Leasehold | Market: hot
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Public Services Nearby
Public facilities within walking distance from Hitcham Road, with detailed information for each.
gyms & sports centres (2)
- Walthamstow Leisure Centre 661m · 8 min walk
- Feel Good Too Sports Ground 1044m · 13 min walk
libraries (2)
- Lea Bridge Library 437m · 6 min walk
- Walthamstow Library 1733m · 22 min walk
parks & green spaces (5)
- Friendship Gardens 497m · 6 min walk
- The Bullrush 536m · 7 min walk
- Thomas Gamuel Park 816m · 10 min walk
- WaterWorks Centre Field 833m · 10 min walk
- Leyton Jubilee Park 843m · 10 min walk
schools (5)
- Sybourn Primary School 240m · 3 min walk
- St Saviour's Church of England Primary School 471m · 6 min walk
- Lammas School 561m · 7 min walk
- Kelmscott School 632m · 8 min walk
- Low Hall Nursery School 856m · 11 min walk
Transport Links
Similar Streets
- Clementina Road — Waltham Forest61
- Bloxhall Road — Waltham Forest62
- Blackhorse Road — Waltham Forest65
- Cornwallis Road — Waltham Forest66
- Fairlop Road — Waltham Forest66
Data Transparency
View all data sources
- OS Open Roads — Crown copyright and database right
- HM Land Registry Price Paid Data — Crown copyright
- police.uk crime data — Open Government Licence v3.0
- OpenStreetMap — ODbL licence
- DfT NaPTAN — Open Government Licence v3.0
- GIAS schools data — Crown copyright
- Environment Agency flood data — OGL v3.0
- DEFRA noise and air quality — OGL v3.0
- ONS Census 2021 — Open Government Licence v3.0
All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.
Data updated: