Valley · Waltham Forest · Chingford and Woodford Green constituency · 51.61707, -0.02918

E4 8HA— Valley, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 12/100Yield 4.05%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
49
Safety
86
Schools
60
Transport
12
Environment
60
Investment
38

The bottom line

E4 8HA offers exceptional schools (100% Good/Outstanding) and low crime at £430,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 67 min to canary wharf — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E4 8HA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-17.3% vs London avg
vs London income-8.8% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for E4 8HA

🛡️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 8HA 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

Walthamstow Academy

Not yet inspected · 25 min walk

P8: +0.52A8: 52.6

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 · 47 min walk

1 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: Walthamstow Fire Station · 3.0km

Crime is 50% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£430,000

Median sale price

17% below London median

£430,000 is 17% below the London median (£520,000)

-38.5%

This year

Terraced

Dominant type

Price history

5-year change
-8.5%
Sales (24 months)5
New build0.0%
Avg terraced£430,000
Price per m²£5,168/m²
Price per ft²£480/ft²
Avg floor area86.3 m²

EPC breakdown

C
8%
D
21%
E
5%
F
1%
G
1%

Based on 36 properties · Confidence: high

Street mix

Semi 34%Terraced 64%Detached 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

Stamp duty

Standard buyer£9,000
First-time buyerFTB
£250
Additional propertyBTL/2nd
£21,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.2×

Price-to-income

£2,151/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£215,750
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, no insulation (assumed)
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

1996–2026 · CAGR

+5.6%

Total change

+416%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.8%

per year

Acceleration

-14.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 67 sales

Property Type Mix

Total: 67 sales

Detached1.5%
Semi-detached34.3%
Terraced64.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£78k£132k+70.3%2.8
Post-dot-com plateau2001–2004£160k£238k+48.4%3
Pre-crash peak2005–2007£229k£235k+2.6%2
GFC & correction2008–2012£269k£238k-11.4%2.5
Help-to-Buy recovery2013–2016£410k£395k-3.7%2.2
Brexit uncertainty2017–2019£465k£480k+3.2%1
Pandemic surge2020–2021£351k£470k+33.9%3
Rate-rise correction2022–2023£477k£450k-5.7%1
Current market2025–2026£459k£400k-12.8%2.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Weakest performer

Terraced

-0.6% alpha

Semi-detached+0.1% α
Local
8%
District
7.9%
Terraced-0.6% α
Local
6.2%
District
6.8%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing1
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
Angel Road

Nearby stations

Angel RoadNational Rail
18 min walk
Highams Park Rail StationWeaver
28 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
30 min walk
Silver Street Rail StationWeaver · Greater Anglia
33 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
40 min walk
No bus stops within 400m

6

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

4.7 km

Nearest cycle dock

Central London commute times

London Bridge71 min ↑
Victoria69 min ↑
Waterloo76 min ↑
Canary Wharf ★67 min
City67 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)21
Nearest car park75m
Santander docks (800m)0
Nearest cycle dock4.7 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: 10.8 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 40%
Below average green space

Nearest SSSI: Chingford Reservoirs SSSI — 2.7 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

28 min walk

52%

Recommend GP

52%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalNorth Middlesex University Hospital · 3.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.9 km

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)

804m

Post office

Nearby restaurants

Chicken Village470 m
BBQ Express737 m
Insu Inn739 m
KFC741 m

Nearby pubs

The Old Hall Tavern86 m
The Wishing Well731 m

Nearby health

E4 Primary Care Network486 m
Ching Way Medical Practice1.1 km
GP CTS1.1 km
Food hygiene (5-star)58% of 12

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

38

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

40.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,361m
Crossrail 2 route3,843m

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%
Price vs London-17.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Planning apps (3 years)
5
Borough approval rate
82%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
131 homes · LOWER HALL LANE, E4
Pipeline pressure
NONE

Named schemes (500m)

LOWER HALL LANE, E4131 homes
completed
FORMER RELIANCE MOTORS GARAGE, CORNER OF, FORMER RELIANCE MOTORS GARAGE, CORNER OF, HALL LANE, BURNHAM ROAD, E444 homes
completed
Land Adjoining 278-280, Land Adjoining 278-280, Hall Lane, Chingford, E4 8HY2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£430,000)

£9,000

Standard buyer

£250

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Waltham Forest with nearby boroughs:

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Key facts for E4 8HA

Full postcodeE4 8HA
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardValley
Latitude51.617066
Longitude-0.029177
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