Valley · Waltham Forest · Chingford and Woodford Green constituency · 51.61045, -0.02213

E4 8LY— Valley, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 12/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
82
Schools
90
Transport
12
Environment
64
Investment
35

The bottom line

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

The catches: 64 min to city — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E4 8LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.8% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for E4 8LY

🛡️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 8LY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Salisbury Manor Primary School

Good · Inspected Sept 2023 · 3 min walk

KS2: 103.6

—

Secondary

Walthamstow Academy

Not yet inspected · 15 min walk

P8: +0.52A8: 52.6

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.8 incidents per 1,000 residents

Better than 57% of London
→ Stable

-16% vs borough

Crime by type

Violence & sexual offences31%
Vehicle crime26%
Other17%
Anti-social behaviour14%
Drug offences7%
Burglary3%
Theft1%
Robbery1%

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 · 2.3km

Crime is 13% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E4 district median

£525,000

Based on 310 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,841/m²
Price per ft²£636/ft²
Avg floor area75.4 m²

EPC breakdown

C
1%
D
15%
E
2%
F
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 22%Terraced 50%Flat 28%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£188,500
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)
Roof(another dwelling above)
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

1998–2024 · CAGR

+7.7%

Total change

+583%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.8%

per year

Acceleration

+62.24

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached22.6%
Terraced51.6%
Flat/maisonette25.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£71k£84k+18.3%2
Post-dot-com plateau2001–2004£134k£155k+16.1%2
Pre-crash peak2005–2007£189k£146k-22.9%1.7
GFC & correction2009–2012£230k£178k-22.8%1
Help-to-Buy recovery2014–2016£335k£385k+14.9%1.3
Brexit uncertainty2018–2019£435k£466k+7.1%1.5
Pandemic surge2020–2020£352k£352k+0%2
Current market2024–2024£485k£485k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.1% alpha

Terraced-1.1% α
Local
5.2%
District
6.3%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing7
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
19 min walk
Highams ParkNational Rail
19 min walk
Blackhorse Road Underground StationVictoria
37 min walk
Blackhorse Road Rail StationSuffragette
37 min walk
Wood Street Rail StationWeaver
37 min walk
No bus stops within 400m

23

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

4.2 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

17

Car parks (800m)

3

EV chargers (800m)

Nearest car park354m
Santander docks (800m)0
Nearest cycle dock4.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 10.3 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Chingford Reservoirs SSSI — 3.3 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

19 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 · 2.4 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

59

Parks (1km)

16

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: RnR Lounge (624 m)

Nearest supermarketCo-op Food · 1.2 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)

640m

Post office

Nearby shops

Wenzel's the Bakers785 m

Nearby cafes

Leo’s309 m
Kety Cafe Bar311 m
Arya Lounge313 m
Star Cafe338 m

Nearby restaurants

Pasha’s296 m
Golden Plaice309 m
Dragon Palace310 m
Tandoori Cottage310 m

Nearby pubs

RnR Lounge624 m
The Wishing Well743 m
The King's Ford747 m
Bojangles817 m

Nearby gyms

Energie Fitness282 m
Bannatyne's Fitness Club399 m
Goals442 m
Better Gym Walthamstow Stadium902 m

Nearby pharmacies

Morrisons Pharmacy328 m

Nearby health

Ching Way Medical Practice364 m
GP CTS368 m
E4 Primary Care Network612 m
Chingford Dental Care745 m
Food hygiene (5-star)45% of 53

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

35

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

43.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,855m
Crossrail 2 route3,584m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,683 nationally

1,971

Est. population

12,213/km²

61%

Employed

34%

Degree educated

£38,300

Median income

6.0%

Claimant rate

SuburbanHigh densityMixed

51

Community stability

Age profile

29%
19%
22%
17%
Under 1830%
18–3419%
35–4922%
50–6417%
65+12%

Tenure

30%
35%
19%
14%
Own outright30%
Own (mortgage)35%
Private rent19%
Social rent14%
Shared ownership3%
Rent free0%

Ethnicity

32%
16%
20%
15%
White British32%
White Other17%
Asian20%
Black15%
Mixed8%
Other8%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine22%
No car household27%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent19%
Social rent14%

vs. London

Income vs London-8.8%

Planning

Conservation areas and development

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

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
174 homes · CHINGFORD HALL ESTATE (PHASE 1), CHINGFORD HALL ESTATE (PHASE 1), IRIS WAY, E4
Pipeline pressure
NONE

Named schemes (500m)

CHINGFORD HALL ESTATE (PHASE 3), CHINGFORD HALL ESTATE (PHASE 3), IRIS WAY, E494 homes
completed
Walton House, 123, Walton House, 123, Chingford Mount Road, Titley Close, Chingford, E4 8LT61 homes
completed
83, 83, Chingford Mount Road, Chingford, E4 8LU22 homes
completed
Coombe House 1, Coombe House 1, May Road, Chingford, E415 homes
completed
LAND TO SIDE OF ST ALBAN TOWER, LAND TO SIDE OF ST ALBAN TOWER, IRIS WAY, E4 8RG11 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 8LY

Full postcodeE4 8LY
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardValley
Latitude51.610446
Longitude-0.022127
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