Valley · Waltham Forest · Chingford and Woodford Green constituency · 51.62303, -0.01811

E4 8BH— Valley, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 14/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
82
Schools
90
Transport
14
Environment
64
Investment
34

The bottom line

E4 8BH 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 8BH

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 8BH

🛡️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 8BH 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 · 4 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 5 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 · 1.2km

Crime is 9% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,760/m²
Price per ft²£535/ft²
Avg floor area99.5 m²

EPC breakdown

C
1%
D
8%
E
7%
G
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 86%Terraced 11%Detached 3%

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£248,750
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

+6.9%

Total change

+630%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.7%

per year

Acceleration

+18.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 35 sales

Property Type Mix

Total: 35 sales

Detached2.9%
Semi-detached85.7%
Terraced11.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£87k£152k+74.2%1.6
Post-dot-com plateau2002–2004£219k£260k+18.7%1.5
Pre-crash peak2005–2007£260k£290k+11.5%1.3
GFC & correction2010–2012£250k£320k+28%1
Help-to-Buy recovery2015–2016£420k£450k+7.1%2
Brexit uncertainty2018–2019£508k£525k+3.4%3
Rate-rise correction2022–2023£510k£600k+17.6%1
Current market2024–2025£565k£637k+12.7%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.9%
District
6.9%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
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

23

Walkability score

36

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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park286m
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 waterHIGH
High
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 AONB20% green spaceTree canopy: 70%
More green space than 75% 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

36 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

40

Parks (1km)

24

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 2.7 km
3 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

834m

Post office

Nearby shops

Wine Lodge485 m
Wenzel's the Bakers680 m

Nearby cafes

Oh My! Coffee Shop & Larder393 m
La Rocca518 m
Ridgeway Park Cafe542 m
Costa567 m

Nearby restaurants

The Best284 m
Brown Eagle315 m
Bollywoods336 m
Super Sushi372 m

Nearby pubs

Greene Man303 m
The Mount544 m
Bojangles655 m
The Wishing Well699 m

Nearby health

Chingford Dental Care740 m
E4 Primary Care Network842 m
Food hygiene (5-star)55% of 67

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 score22/100
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

55.2

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,255m
Crossrail 2 route4,825m

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)

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
1, 1, Lawrence Hill, Chingford, E4 7SN2 homes
completed
24A, 24A, Salisbury Road, Chingford, E4 6TA2 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 8BH

Full postcodeE4 8BH
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardValley
Latitude51.623031
Longitude-0.018112
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