Valley · Waltham Forest · Chingford and Woodford Green constituency · 51.61525, -0.01939

E4 8LQ— Valley, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 71/100Transport 12/100Low 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
12
Environment
62
Investment
46

The bottom line

E4 8LQ 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 8LQ

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 8LQ

🛡️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 8LQ 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 · 4 min walk

KS2: 105.7

—

Secondary

South Chingford Foundation School

Not yet inspected · 16 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 · 43 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 · 1.9km

Crime is +96% above London average

Property

Prices, sales volume and market trends

Avg floor area60.2 m²

EPC breakdown

C
7%
D
2%

Based on 9 properties · Confidence: low

Street mix

Flat 100%

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£150,500
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
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1997–2023 · CAGR

+6.1%

Total change

+370%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-35.78

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 18 sales

Property Type Mix

Total: 18 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£67k£70k+4.5%1
Post-dot-com plateau2001–2004£93k£150k+62.1%1.5
Pre-crash peak2005–2007£174k£190k+9%1.5
GFC & correction2008–2008£200k£200k+0%2
Help-to-Buy recovery2014–2014£232k£232k+0%1
Brexit uncertainty2018–2018£315k£315k+0%1
Rate-rise correction2023–2023£315k£315k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
5.7%
District
5.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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
19 min walk
Highams ParkNational Rail
19 min walk
Chingford Rail StationWeaver
35 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
39 min walk
Silver Street Rail StationWeaver · Greater Anglia
41 min walk
No bus stops within 400m

35

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

4.6 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

10

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)21
Nearest car park139m
Santander docks (800m)0
Nearest cycle dock4.6 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: 10.9 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 52%
Above average green space

Nearest SSSI: Chingford Reservoirs SSSI — 2.8 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

25 min walk

52%

Recommend GP

52%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

38

Restaurants (800m)

10

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 1.8 km
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

113m

Post office

Nearby shops

Wenzel's the Bakers222 m

Nearby cafes

Coban Cafe120 m
Aroma278 m
Costa320 m
La Rocca384 m

Nearby restaurants

Haze120 m
Fish And Chicken130 m
Pepe's153 m
Fry Days159 m

Nearby pubs

RnR Lounge117 m
The Wishing Well176 m
The King's Ford205 m
Bojangles256 m

Nearby gyms

Energie Fitness460 m
Bannatyne's Fitness Club819 m
Goals942 m

Nearby pharmacies

Morrisons Pharmacy869 m

Nearby health

Chingford Dental Care197 m
E4 Primary Care Network222 m
Ching Way Medical Practice925 m
GP CTS928 m
Food hygiene (5-star)48% of 102

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

26.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,421m
Crossrail 2 route4,099m

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)
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)

Walton House, 123, Walton House, 123, Chingford Mount Road, Titley Close, Chingford, E4 8LT61 homes
completed
REAR OF, 1-61, REAR OF, 1-61, ROYSTON AVENUE, E446 homes
completed
175, 175, CHINGFORD MOUNT ROAD, E445 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

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 8LQ

Full postcodeE4 8LQ
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardValley
Latitude51.615247
Longitude-0.019390
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