Valley · Waltham Forest · Chingford and Woodford Green constituency · 51.62351, -0.01868

E4 8AT— Valley, Waltham Forest

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

The family fortress

 

Schools 100%Safety 82/100Transport 14/100~3% 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
62
Safety
82
Schools
90
Transport
14
Environment
65
Investment
34

The bottom line

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

The catch: 56 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 8AT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-6.7% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for E4 8AT

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E4 8AT 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 · 5 min walk

KS2: 104.2

★★

Secondary

Chingford Foundation School

Good · Inspected Oct 2023 · 13 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 · 54 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.3 incidents per 1,000 residents

Better than 55% of London
→ Stable

-13% vs borough

Crime by type

Other30%
Violence & sexual offences23%
Vehicle crime17%
Anti-social behaviour15%
Burglary7%
Drug offences5%
Theft1%
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 9% 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£5,157/m²
Price per ft²£479/ft²
Avg floor area107.4 m²

EPC breakdown

C
2%
D
8%
E
4%

Based on 14 properties · Confidence: medium

Street mix

Semi 30%Terraced 66%Detached 5%

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£268,500
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

+6.1%

Total change

+484%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.1%

per year

Acceleration

+12.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 44 sales

Property Type Mix

Total: 44 sales

Detached4.5%
Semi-detached29.5%
Terraced65.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£95k£170k+79.4%2.2
Post-dot-com plateau2001–2004£206k£320k+55.3%2
Pre-crash peak2005–2007£318k£351k+10.1%2.3
GFC & correction2008–2012£378k£340k-9.9%1.2
Help-to-Buy recovery2014–2016£235k£480k+104.3%3
Brexit uncertainty2018–2018£525k£525k+0%1
Pandemic surge2020–2021£470k£575k+22.3%1
Rate-rise correction2022–2022£650k£650k+0%1
Current market2024–2025£560k£554k-1.1%1.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Weakest performer

Terraced

-0.3% alpha

Semi-detached+0.1% α
Local
4.9%
District
4.8%
Terraced-0.3% α
Local
8.5%
District
8.8%

CAGR over 23yr 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
Highams Park

Nearby stations

Highams Park Rail StationWeaver
26 min walk
Highams ParkNational Rail
26 min walk
Chingford Rail StationWeaver
28 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
37 min walk
Silver Street Rail StationWeaver · Greater Anglia
44 min walk
No bus stops within 400m

19

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria67 min ↑
Waterloo73 min ↑
Canary Wharf76 min ↑
City ★56 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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park284m
Santander docks (800m)0
Nearest cycle dock5.1 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: 11.7 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 55%
More green space than 76% of London

Nearest SSSI: Chingford Reservoirs SSSI — 1.9 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

37 min walk

52%

Recommend GP

52%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

Nearest hospitalThe Holly Private Hospital · 3.5 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

39

Parks (1km)

22

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Greene Man (294 m)

Nearest supermarketCo-op Food · 2.7 km
3 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)

889m

Post office

Nearby shops

Wine Lodge424 m
Wenzel's the Bakers735 m

Nearby cafes

Oh My! Coffee Shop & Larder451 m
Ridgeway Park Cafe551 m
La Rocca577 m
Costa623 m

Nearby restaurants

The Best348 m
Brown Eagle378 m
Bollywoods399 m
Super Sushi433 m

Nearby pubs

Greene Man294 m
The Mount600 m
Bojangles712 m
The Wishing Well751 m

Nearby health

Chingford Dental Care797 m
E4 Primary Care Network879 m
Food hygiene (5-star)53% 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

E

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

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

51.7

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,290m
Crossrail 2 route4,845m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,039 nationally

1,383

Est. population

8,545/km²

62%

Employed

35%

Degree educated

£39,200

Median income

4.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

61

Community stability

Age profile

22%
18%
20%
21%
18%
Under 1822%
18–3418%
35–4920%
50–6422%
65+18%

Tenure

41%
44%
Own outright41%
Own (mortgage)44%
Private rent10%
Social rent4%
Shared ownership1%

Ethnicity

53%
14%
White British53%
White Other14%
Asian9%
Black10%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine14%
No car household11%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent10%
Social rent4%

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)
9
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
78 homes · PART FORMER CHINGFORD HIGH SCHOOL SITE, PART FORMER CHINGFORD HIGH SCHOOL SITE, WELLINGTON AVENUE, (PHASE 2), E4 6RE
Pipeline pressure
NONE

Named schemes (500m)

109, 109, Old Church Road, E4 6ST4 homes
completed
1, 1, Lawrence Hill, Chingford, E4 7SN2 homes
completed
12, 12, Valleyside, E4 7SP2 homes
completed
80, 80, Eatons Mead, Chingford, E4 8AH1 homes
completed
3, 3, Salisbury Road, Chingford, E4 6TA1 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 8AT

Full postcodeE4 8AT
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardValley
Latitude51.623508
Longitude-0.018684
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