Valley · Waltham Forest · Chingford and Woodford Green constituency · 51.62238, -0.02005

E4 8BE— Valley, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 9/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
82
Schools
90
Transport
9
Environment
59
Investment
33

The bottom line

E4 8BE 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 8BE

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-9.0% vs London avg

Deep-dive guides for E4 8BE

🛡️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 8BE 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 · 15 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 · 53 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 · 1.3km

Crime is 9% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,264/m²
Price per ft²£582/ft²
Avg floor area87 m²

EPC breakdown

D
3%
E
1%

Based on 4 properties · Confidence: low

Street mix

Semi 100%

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£217,500
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, 270 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

2004–2025 · CAGR

+3.8%

Total change

+118%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.8%

per year

Acceleration

-20.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£250k£250k+0%1
Brexit uncertainty2018–2018£520k£520k+0%1
Pandemic surge2021–2021£515k£515k+0%1
Rate-rise correction2022–2022£585k£585k+0%1
Current market2025–2025£545k£545k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
30 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
36 min walk
Silver Street Rail StationWeaver · Greater Anglia
42 min walk
No bus stops within 400m

18

Walkability score

29

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)

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Parking & EV

Car parks, spaces and charging points

11

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)21
Nearest car park437m
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: 11.6 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 43%
Less green space than 90% of London

Nearest SSSI: Chingford Reservoirs SSSI — 2.0 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

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 3.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

25

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Greene Man (448 m)

Nearest supermarketCo-op Food · 2.6 km
1 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)

777m

Post office

Nearby shops

Wine Lodge539 m
Wenzel's the Bakers629 m

Nearby cafes

Oh My! Coffee Shop & Larder365 m
La Rocca485 m
Costa519 m
Aroma555 m

Nearby restaurants

The Best302 m
Brown Eagle321 m
Bollywoods339 m
Super Sushi362 m

Nearby pubs

Greene Man448 m
The Mount497 m
Bojangles610 m
The Wishing Well633 m

Nearby health

Chingford Dental Care693 m
E4 Primary Care Network734 m
Food hygiene (5-star)57% of 70

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

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 score22/100
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

4/100

Velocity score

Future outlook

52.5

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,138m
Crossrail 2 route4,688m

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)
11
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)

6-8, 6-8, CHERRYDOWN AVENUE, E4 8DP13 homes
completed
12 Garages Adjacent Substation8 homes
completed
109, 109, Old Church Road, E4 6ST4 homes
completed
542 homes
completed
181, 181, Waltham Way, E4 8AG2 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 8BE

Full postcodeE4 8BE
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardValley
Latitude51.622380
Longitude-0.020048
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