Neighbourhood · Epping Forest
Waltham Abbey South: house prices and how the area is changing
Official figures for the Waltham Abbey South neighbourhood of Epping Forest, England (ONS area Epping Forest 008). Headline figures assembled 2 November 2026. Postcodes EN9. Figures that read a point use the neighbourhood's centre, near EN9 1ST.
A middle-income neighbourhood, with signals pointing away from gentrification
Waltham Abbey South is a middle-income neighbourhood. But area signals point away from gentrification against Epping Forest (6 of 20 signals falling, none rising). Houses here typically resell for £408,000 and flats for £250,000 (median resale prices, 2023-2025). Recorded crime is higher than across Epping Forest (1.1 times the borough's rate), schools nearby are improving slower than the council's and the nearest railway station, Waltham Cross, is 2.6 km from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 2 November 2026; source dates are shown below.
Typical house price
£408,000
Median resale price of houses in the neighbourhood, 2023-2025; +18% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£250,000
Median resale price of flats in the neighbourhood, 2023-2025; +2% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Middle income
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Moving the other way
Weighted balance -0.30; 0 of 20 signals up, 6 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 4 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 4 to 6.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£57,700
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
1.1 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
Slower than the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Waltham Abbey South sits in Epping Forest
- Typical house price: 2nd lowest of 17 neighbourhoods in Epping Forest
- Typical flat price: joint 3rd lowest of the 15 neighbourhoods in Epping Forest with enough flat sales for one
- Average household income: 4th lowest of 17 neighbourhoods in Epping Forest
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 2 November 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Waltham Abbey South
Source: HM Land Registry Price Paid Data, held locally and checked 2 November 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
0 of 20 counted signals point towards rising affluence against Epping Forest, 6 the other way and 14 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Falling behind the borough
- Recorded crime
- Anti-social behaviour
- Schools improving
- Home improvement applications
- Homes selling
- Benefit claims (DWP)
Stations and schools nearby
Nearest station
- Waltham Cross Railway station, 2.6 km from the neighbourhood's centre in a straight line. About 6.5 trains an hour leave between 07:00 and 19:00 on a weekday: Greater Anglia to Hertford East (about 25 min) and London Liverpool Street (about 28 min).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school Leverton Primary School 540 m from the neighbourhood's centre. Ofsted: Ungraded visit: Standards maintained (Oct 2024).
- Nearest state secondary school King Harold Business & Enterprise Academy 780 m from the neighbourhood's centre. Ofsted: Report card: Expected standard in 2 areas, Needs attention in 4 (Apr 2026).
Schools: Department for Education, Get Information about Schools (20 October 2026); inspections: Ofsted's management information as at 30 September 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about Waltham Abbey South
What is the typical house price in Waltham Abbey South?
£408,000. Median resale price of houses in the neighbourhood, 2023-2025; +18% against 2017-2019.
How does Waltham Abbey South compare with the rest of Epping Forest?
Typical house price: 2nd lowest of 17 neighbourhoods in Epping Forest. Typical flat price: joint 3rd lowest of the 15 neighbourhoods in Epping Forest with enough flat sales for one. Average household income: 4th lowest of 17 neighbourhoods in Epping Forest.
Is Waltham Abbey South an affluent area?
Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Waltham Abbey South gentrifying?
Moving the other way. Weighted balance -0.30; 0 of 20 signals up, 6 down, against the borough.
What is the nearest station to Waltham Abbey South?
Waltham Cross. Railway station, 2.6 km from the neighbourhood's centre in a straight line. About 6.5 trains an hour leave between 07:00 and 19:00 on a weekday: Greater Anglia to Hertford East (about 25 min) and London Liverpool Street (about 28 min).
Which state schools are nearest to Waltham Abbey South?
Nearest state primary school. Leverton Primary School. 540 m from the neighbourhood's centre. Ofsted: Ungraded visit: Standards maintained (Oct 2024). Nearest state secondary school. King Harold Business & Enterprise Academy. 780 m from the neighbourhood's centre. Ofsted: Report card: Expected standard in 2 areas, Needs attention in 4 (Apr 2026).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Waltham Abbey South?
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Prepare a full report for a home here See a sample reportNearby neighbourhoods in Epping Forest
- Waltham Abbey West & Outer
- Waltham Abbey North
- Loughton North
- Loughton West
- Loughton South
- Loughton East
- Buckhurst Hill
- Roydon, Lower Nazeing & Epping Green
- All 17 neighbourhoods in Epping Forest
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.