Valley · Waltham Forest · Chingford and Woodford Green constituency · 51.61860, -0.02118

E4 8EW— Valley, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 10/100Low yield 3.31%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
62
Safety
86
Schools
60
Transport
10
Environment
60
Investment
42

The bottom line

E4 8EW 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.

Check your dealbreakers

Toggle the things that matter to you — see how E4 8EW scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E4 8EW meets your needs.

Location

E4 8EW

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-8.8% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for E4 8EW

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E4 8EW with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How E4 8EW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Chase Lane Primary School

Not yet inspected · 5 min walk

KS2: 105.7

—

Secondary

South Chingford Foundation School

Not yet inspected · 21 min walk

P8: -0.76A8: 35.4

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 · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.2 incidents per 1,000 residents

Better than 77% of London
→ Stable

-53% vs borough

Crime by type

Anti-social behaviour25%
Violence & sexual offences24%
Vehicle crime16%
Other15%
Burglary11%
Theft5%
Drug offences4%
Robbery0%

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 · 1.7km

Crime is 50% below London average

Property

Prices, sales volume and market trends

Avg floor area101.1 m²

EPC breakdown

B
1%
C
4%
D
16%
E
6%
F
4%

Based on 31 properties · Confidence: high

Street mix

Semi 2%Terraced 96%Other 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

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£252,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,928
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+7.4%

Total change

+582%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.9%

per year

Acceleration

+5.27

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached2.3%
Terraced97.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£74k£124k+66.9%3
Post-dot-com plateau2001–2004£141k£250k+77.3%1.8
Pre-crash peak2005–2006£212k£263k+23.8%1
GFC & correction2009–2012£220k£245k+11.4%2.3
Help-to-Buy recovery2013–2016£278k£493k+77.7%2
Brexit uncertainty2017–2019£453k£465k+2.8%2.5
Pandemic surge2021–2021£473k£473k+0%4
Rate-rise correction2022–2022£505k£505k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
7.4%
District
7.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
23 min walk
Highams ParkNational Rail
23 min walk
Chingford Rail StationWeaver
34 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
36 min walk
Silver Street Rail StationWeaver · Greater Anglia
40 min walk
No bus stops within 400m

27

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

4.8 km

Nearest cycle dock

Central London commute times

London Bridge71 min ↑
Victoria69 min ↑
Waterloo76 min ↑
Canary Wharf71 min ↑
City ★64 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)

2

EV chargers (800m)

Total spaces (800m)21
Nearest car park184m
Santander docks (800m)0
Nearest cycle dock4.8 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: 11.2 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 61%
Below average green space

Nearest SSSI: Chingford Reservoirs SSSI — 2.4 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): 2

Landslide susceptibility: Medium

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

30 min walk

52%

Recommend GP

52%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 3.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

29

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 2.1 km
4 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

412m

Post office

Nearby shops

Wenzel's the Bakers307 m
Wine Lodge963 m

Nearby cafes

Costa249 m
Aroma255 m
La Rocca278 m
Oh My! Coffee Shop & Larder278 m

Nearby restaurants

Insu Inn223 m
Tabla239 m
Greggs241 m
KFC246 m

Nearby pubs

The Mount243 m
The Wishing Well270 m
Bojangles310 m
The King's Ford380 m

Nearby gyms

Energie Fitness852 m

Nearby health

E4 Primary Care Network307 m
Chingford Dental Care367 m
Food hygiene (5-star)56% of 79

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

42

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 score22/100
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

34.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,719m
Crossrail 2 route4,304m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,004 nationally

1,708

Est. population

13,942/km²

61%

Employed

31%

Degree educated

£38,300

Median income

4.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

61

Community stability

Age profile

24%
18%
20%
22%
17%
Under 1824%
18–3418%
35–4920%
50–6422%
65+17%

Tenure

40%
46%
Own outright40%
Own (mortgage)46%
Private rent12%
Social rent1%
Shared ownership1%

Ethnicity

45%
16%
White British45%
White Other16%
Asian12%
Black11%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine22%
No car household16%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Private rent12%
Social rent1%

vs. London

Income vs London-8.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Planning apps (3 years)
10
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
61 homes · Walton House, 123, Walton House, 123, Chingford Mount Road, Titley Close, Chingford, E4 8LT
Pipeline pressure
NONE

Named schemes (500m)

The former Louisa Oakes Adult Education Centre, 107, The former Louisa Oakes Adult Education Centre, 107, Hall Lane, Chingford, E4 8HW40 homes
completed
51-61, 51-61, Hall Lane, Chingford, E4 8HW32 homes
completed
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

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

Live in E4 8EW? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E4 8EW.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

Similar postcodes

Frequently asked questions

📍 Track E4 8EW

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E4 8EW

Full postcodeE4 8EW
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardValley
Latitude51.618604
Longitude-0.021180
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