Valley · Waltham Forest · Chingford and Woodford Green constituency · 51.61966, -0.01754

E4 8BX— Valley, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 10/100Low yield 3.31%

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
83
Schools
90
Transport
10
Environment
59
Investment
41

The bottom line

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

The catch: 64 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 8BX

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-23.0% vs London avg

Deep-dive guides for E4 8BX

🛡️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 8BX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Lime Academy Larkswood

Good · Inspected Jul 2023 · 5 min walk

KS2: 105.4

★★

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 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 49 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

98

Road safety score

2

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

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

Prices, sales volume and market trends

Avg floor area65.4 m²

EPC breakdown

C
13%
D
16%
E
4%
F
1%
G
1%

Based on 35 properties · Confidence: high

Street mix

Terraced 13%Flat 88%

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

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£163,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,356
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2019 · CAGR

+5.8%

Total change

+228%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.6%

per year

Acceleration

-93.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 16 sales

Property Type Mix

Total: 16 sales

Terraced12.5%
Flat/maisonette87.5%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£64k£70k+9%1.5
Post-dot-com plateau2004–2004£135k£135k+0%1
Pre-crash peak2005–2006£155k£148k-4.5%2
GFC & correction2008–2011£184k£155k-15.8%1
Help-to-Buy recovery2013–2015£165k£175k+6.1%1
Brexit uncertainty2017–2019£290k£210k-27.6%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
22 min walk
Highams ParkNational Rail
22 min walk
Chingford Rail StationWeaver
30 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
38 min walk
Silver Street Rail StationWeaver · Greater Anglia
44 min walk
No bus stops within 400m

36

Walkability score

73

Footpaths (500m)

0

Santander docks (800m)

4.9 km

Nearest cycle dock

Central London commute times

London Bridge71 min ↑
Victoria65 min ↑
Waterloo71 min ↑
Canary Wharf74 min ↑
City ★64 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

16

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)21
Nearest car park259m
Santander docks (800m)0
Nearest cycle dock4.9 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.4 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 86% of London

Nearest SSSI: Chingford Reservoirs SSSI — 2.3 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

32 min walk

52%

Recommend GP

52%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 3.3 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

52

Parks (1km)

29

Restaurants (800m)

5

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 2.3 km
7 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

459m

Post office

Nearby shops

Wenzel's the Bakers304 m
Wine Lodge859 m

Nearby cafes

Oh My! Coffee Shop & Larder16 m
La Rocca141 m
Costa192 m
Aroma234 m

Nearby restaurants

Domino's43 m
Super Sushi45 m
Lydia46 m
Indiano’s Pizza54 m

Nearby pubs

The Mount168 m
Bojangles278 m
The Wishing Well331 m
The King's Ford368 m

Nearby gyms

Energie Fitness945 m

Nearby health

Chingford Dental Care363 m
E4 Primary Care Network532 m
Food hygiene (5-star)55% of 83

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

41

Investment score

Moderate

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

31.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,923m
Crossrail 2 route4,553m

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)
2
Planning apps (3 years)
12
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
82 homes · SUFFIELD RIDGE SITE, SUFFIELD RIDGE SITE, FLAXEN ROAD, E4
Pipeline pressure
NONE

Named schemes (500m)

LAND R/O, 219-227, LAND R/O, 219-227, CHINGFORD MOUNT ROAD, E4 8LP16 homes
completed
Rear of 41-43, Rear of 41-43, Old Church Road, Chingford, E4 9ET14 homes
completed
6-8, 6-8, CHERRYDOWN AVENUE, E4 8DP13 homes
completed
1A, 1A, Old Church Road, Chingford, E4 6SJ9 homes
completed
12 Garages Adjacent Substation8 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 8BX

Full postcodeE4 8BX
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardValley
Latitude51.619658
Longitude-0.017537
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