Valley · Waltham Forest · Chingford and Woodford Green constituency · 51.61052, -0.02002

E4 8LZ— Valley, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 61/100Transport 14/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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

Liveability
51
Safety
61
Schools
90
Transport
14
Environment
64
Investment
37

The bottom line

E4 8LZ offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catch: 64 min to city — above average for this zone.

Less suited to Families.

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Location

E4 8LZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.8% vs London avg
vs London crime+130.0% vs London avg

Deep-dive guides for E4 8LZ

🛡️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🌳 Good Parks

“Strong, well-rated schools nearby”

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How E4 8LZ 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 · 5 min walk

KS2: 103.6

—

Secondary

South Chingford Foundation School

Not yet inspected · 11 min walk

P8: -0.76A8: 35.4

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 · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

149.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 737.5%

+120% vs borough

Crime by type

Other38%
Violence & sexual offences20%
Anti-social behaviour12%
Vehicle crime10%
Robbery6%
Drug offences6%
Burglary6%
Theft3%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

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 · 2.4km

Crime is +130% above 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£6,324/m²
Price per ft²£588/ft²
Avg floor area80.7 m²

EPC breakdown

C
8%
D
19%
E
3%
F
1%
G
1%

Based on 32 properties · Confidence: high

Street mix

Semi 16%Terraced 69%Flat 14%

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£201,750
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

1995–2025 · CAGR

+6.9%

Total change

+638%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.4%

per year

Acceleration

-96.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 48 sales

Property Type Mix

Total: 48 sales

Semi-detached16.7%
Terraced68.8%
Flat/maisonette14.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£98k+50.8%1.3
Post-dot-com plateau2001–2004£60k£146k+143.3%1.8
Pre-crash peak2005–2007£165k£250k+51.5%4
GFC & correction2008–2012£221k£145k-34.2%1.7
Help-to-Buy recovery2013–2016£251k£365k+45.7%2
Brexit uncertainty2017–2018£350k£365k+4.3%2
Pandemic surge2020–2020£270k£270k+0%1
Current market2024–2025£513k£480k-6.4%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
7.4%
District
7.2%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing4
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
17 min walk
Highams ParkNational Rail
17 min walk
Wood Street Rail StationWeaver
37 min walk
Blackhorse Road Underground StationVictoria
38 min walk
Blackhorse Road Rail StationSuffragette
38 min walk
No bus stops within 400m

30

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

4.2 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

16

Car parks (800m)

3

EV chargers (800m)

Nearest car park319m
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 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: 10.4 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 10%
More green space than 75% of London

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

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

26

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: RnR Lounge (559 m)

Nearest supermarketCo-op Food · 1.3 km
4 tennis courts3 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)

579m

Post office

Nearby shops

Wenzel's the Bakers732 m

Nearby cafes

Leo’s163 m
Kety Cafe Bar166 m
Arya Lounge169 m
Star Cafe202 m

Nearby restaurants

Oriental Kitchen163 m
Golden Plaice163 m
Tandoori Cottage164 m
Dragon Palace165 m

Nearby pubs

RnR Lounge559 m
The King's Ford682 m
The Wishing Well701 m
Bojangles762 m

Nearby gyms

Energie Fitness144 m
Bannatyne's Fitness Club319 m
Goals416 m
Better Gym Walthamstow Stadium848 m

Nearby pharmacies

Morrisons Pharmacy346 m

Nearby health

Ching Way Medical Practice467 m
GP CTS470 m
E4 Primary Care Network626 m
Chingford Dental Care683 m
Food hygiene (5-star)47% of 77

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

37

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

30.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,920m
Crossrail 2 route3,697m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,251 nationally

1,794

Est. population

4,691/km²

58%

Employed

35%

Degree educated

£38,300

Median income

7.3%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

46

Community stability

Age profile

27%
23%
23%
16%
Under 1827%
18–3423%
35–4923%
50–6416%
65+11%

Tenure

21%
33%
25%
20%
Own outright21%
Own (mortgage)33%
Private rent25%
Social rent20%
Shared ownership1%
Rent free0%

Ethnicity

26%
20%
24%
16%
White British26%
White Other20%
Asian24%
Black16%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine21%
No car household31%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Private rent25%
Social rent20%

vs. London

Income vs London-8.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Planning apps (3 years)
6
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
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
OLRO HOUSE, 8, OLRO HOUSE, 8, CHINGFORD MOUNT ROAD, E456 homes
completed
REAR OF, 1-61, REAR OF, 1-61, ROYSTON AVENUE, E446 homes
completed
175, 175, CHINGFORD MOUNT ROAD, E445 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 8LZ

Full postcodeE4 8LZ
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardValley
Latitude51.610518
Longitude-0.020015
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