Valley · Waltham Forest · Chingford and Woodford Green constituency · 51.61399, -0.02161

E4 8JX— Valley, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 71/100Transport 11/100Low yield 3.31%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
57
Safety
71
Schools
60
Transport
11
Environment
62
Investment
46

The bottom line

E4 8JX 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 8JX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime+96.0% vs London avg

Deep-dive guides for E4 8JX

🛡️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🍕 Buzzing

“Strong, well-rated schools nearby”

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How E4 8JX 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 · 3 min walk

KS2: 105.7

—

Secondary

South Chingford Foundation School

Not yet inspected · 15 min walk

P8: -0.76A8: 35.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

127.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+87% vs borough

Crime by type

Other38%
Violence & sexual offences21%
Anti-social behaviour15%
Vehicle crime9%
Burglary7%
Theft5%
Drug offences3%
Robbery3%

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 · 2.1km

Crime is +96% above London average

Property

Prices, sales volume and market trends

Avg floor area89.7 m²

EPC breakdown

B
2%
C
2%
D
6%
E
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 67%Terraced 13%Flat 21%

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£224,250
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 CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+4.7%

Total change

+227%

Market Activity

Price Velocity & Acceleration

Current Velocity

-36.4%

per year

Acceleration

-24.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached66.7%
Terraced12.5%
Flat/maisonette20.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£132k+76%1.4
Post-dot-com plateau2001–2004£122k£165k+35.5%1.3
Pre-crash peak2005–2007£175k£250k+42.9%2
GFC & correction2012–2012£228k£228k+0%1
Help-to-Buy recovery2016–2016£250k£250k+0%1
Brexit uncertainty2018–2019£435k£385k-11.5%2
Pandemic surge2021–2021£245k£245k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.5% alpha

Semi-detached-1.5% α
Local
6%
District
7.5%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

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
20 min walk
Highams ParkNational Rail
20 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
37 min walk
Chingford Rail StationWeaver
38 min walk
Silver Street Rail StationGreater Anglia · Weaver
40 min walk
No bus stops within 400m

24

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

4.5 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

14

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)21
Nearest car park158m
Santander docks (800m)0
Nearest cycle dock4.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 10.7 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Chingford Reservoirs SSSI — 3.0 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

24 min walk

52%

Recommend GP

52%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

34

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: RnR Lounge (309 m)

Nearest supermarketCo-op Food · 1.6 km
4 tennis courts2 sports halls

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)

314m

Post office

Nearby shops

Wenzel's the Bakers426 m

Nearby cafes

Coban Cafe322 m
The Orange Cafe378 m
Leo’s461 m
Aroma474 m

Nearby restaurants

Haze315 m
Fish And Chicken334 m
Fry Days346 m
Oriental Chef351 m

Nearby pubs

RnR Lounge309 m
The Wishing Well371 m
The King's Ford413 m
Bojangles460 m

Nearby gyms

Energie Fitness391 m
Bannatyne's Fitness Club718 m
Goals813 m

Nearby pharmacies

Morrisons Pharmacy718 m

Nearby health

E4 Primary Care Network225 m
Chingford Dental Care405 m
Ching Way Medical Practice737 m
GP CTS741 m
Food hygiene (5-star)48% of 100

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

46

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 / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

26.6

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,232m
Crossrail 2 route3,892m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,102 nationally

1,887

Est. population

9,629/km²

59%

Employed

31%

Degree educated

£39,200

Median income

5.7%

Claimant rate

SuburbanHigh densityMixed

46

Community stability

Age profile

24%
21%
23%
18%
14%
Under 1824%
18–3421%
35–4923%
50–6418%
65+14%

Tenure

27%
29%
26%
17%
Own outright27%
Own (mortgage)29%
Private rent26%
Social rent17%
Shared ownership0%
Rent free0%

Ethnicity

39%
21%
15%
14%
White British39%
White Other21%
Asian15%
Black14%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine23%
No car household36%
Unemployed4%
No qualifications23%

Housing tenure (Census 2021)

Private rent26%
Social rent17%

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)
7
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
94 homes · CHINGFORD HALL ESTATE (PHASE 3), CHINGFORD HALL ESTATE (PHASE 3), IRIS WAY, E4
Pipeline pressure
NONE

Named schemes (500m)

Walton House, 123, Walton House, 123, Chingford Mount Road, Titley Close, Chingford, E4 8LT61 homes
completed
The former Louisa Oakes Adult Education Centre, 107, The former Louisa Oakes Adult Education Centre, 107, Hall Lane, Chingford, E4 8HW40 homes
completed
SITE OF WALTHAM FOREST COLLEGE ANNEXE, 156, SITE OF WALTHAM FOREST COLLEGE ANNEXE, 156, CHINGFORD MOUNT ROAD, E435 homes
completed
51-61, 51-61, Hall Lane, Chingford, E4 8HW32 homes
completed
83, 83, Chingford Mount Road, Chingford, E4 8LU22 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 8JX

Full postcodeE4 8JX
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardValley
Latitude51.613990
Longitude-0.021612
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