Valley · Waltham Forest · Chingford and Woodford Green constituency · 51.62200, -0.02164

E4 8AD— Valley, Waltham Forest

Location and area intelligence for E4 8AD, Valley, Waltham Forest

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 9/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
58
Safety
83
Schools
90
Transport
9
Environment
59
Investment
33

The bottom line

E4 8AD offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 66 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 8AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for E4 8AD

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How E4 8AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Chase Lane Primary School

Not yet inspected · 9 min walk

KS2: 105.7

★★

Secondary

Chingford Foundation School

Good · Inspected Oct 2023 · 17 min walk

P8: -0.14A8: 46.2

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 52 min walk

3 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

50.0 incidents per 1,000 residents

Better than 63% of London
→ Stable

-26% vs borough

Crime by type

Anti-social behaviour39%
Violence & sexual offences22%
Vehicle crime13%
Other12%
Burglary11%
Drug offences2%
Theft1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 1.4km

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E4 district median

£525,000

Based on 310 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,898/m²
Price per ft²£455/ft²
Avg floor area109.5 m²

EPC breakdown

C
3%
D
11%
E
10%
F
3%

Based on 27 properties · Confidence: medium

Street mix

Semi 87%Terraced 11%Detached 2%

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£273,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,356
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+527%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-1.92

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 54 sales

Property Type Mix

Total: 54 sales

Detached1.9%
Semi-detached87%
Terraced11.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£180k+113%3
Post-dot-com plateau2001–2004£189k£285k+51.2%1.8
Pre-crash peak2005–2006£285k£346k+21.4%3.5
GFC & correction2008–2012£320k£315k-1.6%1
Help-to-Buy recovery2013–2016£296k£520k+75.5%2
Brexit uncertainty2017–2018£490k£520k+6.1%3.5
Pandemic surge2020–2021£480k£584k+21.7%2.5
Rate-rise correction2023–2023£520k£520k+0%1
Current market2024–2025£530k£530k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7.5%
District
7.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Ponders End→ Liverpool Street· 2 tph
23 min

Nearby stations

Highams Park Rail StationWeaver
27 min walk
Ponders EndNational Rail
30 min walk
Chingford Rail StationWeaver
31 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
34 min walk
Silver Street Rail StationWeaver · Greater Anglia
41 min walk
No bus stops within 400m

15

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge71 min ↑
Victoria76 min ↑
Waterloo83 min ↑
Canary Wharf78 min ↑
City ★66 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

12

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)21
Nearest car park525m
Santander docks (800m)0
Nearest cycle dock5.0 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 86% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.5 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 40%
Less green space than 93% of London

Nearest SSSI: Chingford Reservoirs SSSI — 2.1 km

Energy

Solar: 845 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield845.3 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE PENRHYN SURGERY

2A PENRHYN AVENUE, WALTHAMSTOW, E17 5DB

35 min walk

52%

Recommend GP

52%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 3.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

23

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Mount (506 m)

Nearest supermarketCo-op Food · 2.5 km
1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

766m

Post office

Nearby shops

Wine Lodge592 m
Wenzel's the Bakers628 m

Nearby cafes

Oh My! Coffee Shop & Larder400 m
La Rocca506 m
Costa526 m
Aroma557 m

Nearby restaurants

The Best373 m
Brown Eagle384 m
Bollywoods397 m
Super Sushi410 m

Nearby pubs

The Mount506 m
Greene Man559 m
Bojangles615 m
The Wishing Well619 m

Nearby health

E4 Primary Care Network676 m
Chingford Dental Care693 m
Food hygiene (5-star)55% of 64

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Investment

Investment grade, yield and market outlook

33

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,059m
Crossrail 2 route4,590m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,757 nationally

1,841

Est. population

11,467/km²

58%

Employed

30%

Degree educated

£39,200

Median income

3.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

58

Community stability

Age profile

24%
19%
19%
22%
16%
Under 1824%
18–3419%
35–4919%
50–6422%
65+16%

Tenure

38%
38%
14%
Own outright38%
Own (mortgage)38%
Private rent10%
Social rent14%
Shared ownership0%

Ethnicity

43%
15%
14%
15%
White British43%
White Other15%
Asian14%
Black15%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine20%
No car household21%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent14%
Private rent10%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Planning apps (3 years)
10
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
Largest scheme
40 homes · The former Louisa Oakes Adult Education Centre, 107, The former Louisa Oakes Adult Education Centre, 107, Hall Lane, Chingford, E4 8HW
Pipeline pressure
NONE

Named schemes (500m)

181, 181, Waltham Way, E4 8AG2 homes
completed
Land adjacent to 212, Land adjacent to 212, Waltham Way, Chingford, E4 8AW1 homes
completed
Land at side of 16, Land at side of 16, Heriot Avenue, Chingford, E4 8AP1 homes
completed
1, 1, Hurst Avenue, Chingford, E4 8DW1 homes
completed
80, 80, Eatons Mead, Chingford, E4 8AH1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
16.7%
Ward turnout
38%
Election year
2022
MP
Sir Iain Duncan Smith (Conservative)
MP majority
4,757
Constituency
Chingford and Woodford Green

Councillors

Afzal AkramConservative
Jemma HemstedConservative
Elizabeth BaptisteLabour

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Compare Waltham Forest with nearby boroughs:

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Key facts for E4 8AD

Full postcodeE4 8AD
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardValley
Latitude51.622002
Longitude-0.021639
Parliamentary constituencyChingford and Woodford Green
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey