Valley · Waltham Forest · Chingford and Woodford Green constituency · 51.62483, -0.02058

E4 8AP— Valley, Waltham Forest

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

Strong, well-rated schools nearby

 

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

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
83
Schools
90
Transport
9
Environment
63
Investment
34

The bottom line

E4 8AP 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 8AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.5% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for E4 8AP

🛡️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 8AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Parkside Primary School

Not yet inspected · 6 min walk

KS2: 104.2

★★

Secondary

Chingford Foundation School

Good · Inspected Oct 2023 · 14 min walk

P8: -0.14A8: 46.2

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 56 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.2 incidents per 1,000 residents

Better than 59% of London
→ Stable

-20% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour22%
Other22%
Vehicle crime13%
Burglary9%
Drug offences5%
Theft2%
Robbery1%

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 · 1.2km

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,354/m²
Price per ft²£590/ft²
Avg floor area98.3 m²

EPC breakdown

C
4%
D
15%
E
11%
F
1%

Based on 31 properties · Confidence: high

Street mix

Semi 66%Terraced 33%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£245,750
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)
GlazingMostly double glazing
Council tax band Band DAnnual charge £1,928
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+531%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.1%

per year

Acceleration

+26.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 58 sales

Property Type Mix

Total: 58 sales

Detached1.7%
Semi-detached65.5%
Terraced32.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£97k£160k+64.9%2.2
Post-dot-com plateau2001–2004£184k£237k+29.3%3
Pre-crash peak2005–2006£268k£274k+2.3%2.5
GFC & correction2008–2012£358k£296k-17.3%2
Help-to-Buy recovery2013–2016£295k£460k+55.9%2.8
Brexit uncertainty2018–2019£432k£546k+26.4%2.5
Pandemic surge2020–2021£540k£543k+0.6%1
Rate-rise correction2023–2023£510k£510k+0%3
Current market2025–2025£613k£613k+0%3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-0.5% alpha

Weakest performer

Terraced

-0.9% alpha

Semi-detached-0.5% α
Local
6.2%
District
6.7%
Terraced-0.9% α
Local
6.8%
District
7.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing4
Trend Position40

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

Ponders EndNational Rail
27 min walk
Chingford Rail StationWeaver
29 min walk
Highams Park Rail StationWeaver
29 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
35 min walk
Silver Street Rail StationWeaver · Greater Anglia
43 min walk
No bus stops within 400m

7

Walkability score

15

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park351m
Santander docks (800m)0
Nearest cycle dock5.2 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: 11.8 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Chingford Reservoirs SSSI — 1.7 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

39 min walk

52%

Recommend GP

52%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalThe Holly Private Hospital · 3.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

14

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Greene Man (365 m)

Nearest supermarketCo-op Food · 2.8 km
2 tennis courts1 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)

1.1km

Post office

Nearby shops

Wine Lodge270 m
Wenzel's the Bakers902 m

Nearby cafes

Oh My! Coffee Shop & Larder628 m
Ridgeway Park Cafe636 m
La Rocca752 m
Costa791 m

Nearby restaurants

The Best538 m
Brown Eagle566 m
Bollywoods586 m
Super Sushi617 m

Nearby pubs

Greene Man365 m
The Mount768 m
Bojangles882 m
The Wishing Well907 m

Nearby health

Chingford Dental Care965 m
E4 Primary Care Network996 m
Food hygiene (5-star)52% of 27

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

34

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 score16/100
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

12/100

Velocity score

Future outlook

36.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,378m
Crossrail 2 route4,891m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,503 nationally

1,698

Est. population

6,821/km²

59%

Employed

30%

Degree educated

£35,500

Median income

6.1%

Claimant rate

SuburbanMedium densityMixed

55

Community stability

Age profile

24%
18%
20%
21%
17%
Under 1824%
18–3418%
35–4920%
50–6421%
65+17%

Tenure

32%
35%
21%
Own outright32%
Own (mortgage)35%
Private rent12%
Social rent21%
Shared ownership1%

Ethnicity

47%
13%
15%
White British47%
White Other13%
Asian15%
Black11%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine20%
No car household19%
Unemployed4%
No qualifications23%

Housing tenure (Census 2021)

Social rent21%
Private rent12%

vs. London

Income vs London-15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Planning apps (3 years)
8
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)
0
Largest scheme
13 homes · 6-8, 6-8, CHERRYDOWN AVENUE, E4 8DP
Pipeline pressure
NONE

Named schemes (500m)

12, 12, Valleyside, E4 7SP2 homes
completed
181, 181, Waltham Way, E4 8AG2 homes
completed
1, 1, Lawrence Hill, Chingford, E4 7SN2 homes
completed
130, 130, Cherrydown Avenue, Chingford, E4 8DX1 homes
completed
26, 26, Eatons Mead, Chingford, E4 8AN1 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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Key facts for E4 8AP

Full postcodeE4 8AP
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardValley
Latitude51.624826
Longitude-0.020577
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