Valley · Waltham Forest · Chingford and Woodford Green constituency · 51.60922, -0.02139

E4 8NB— Valley, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 61/100Transport 14/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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

Liveability
49
Safety
61
Schools
90
Transport
14
Environment
64
Investment
36

The bottom line

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

The catches: 61 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E4 8NB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment 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 8NB

🛡️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

“Strong, well-rated schools nearby”

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How E4 8NB 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 · 14 min walk

P8: +0.52A8: 52.6

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 35 min walk

3 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 · 2.2km

Crime is +130% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£7,279/m²
Price per ft²£676/ft²
Avg floor area75.9 m²

EPC breakdown

B
15%
C
1%

Based on 16 properties · Confidence: medium

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£189,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2014
WallsAverage thermal transmittance 0.24 W/m²K
RoofAverage thermal transmittance 0.13 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,928
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2025 · CAGR

+1%

Total change

+12%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.9%

per year

Acceleration

-11.33

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 4 sales

Property Type Mix

Total: 4 sales

Detached25%
Terraced75%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2013£495k£495k+0%1
Pandemic surge2021–2021£490k£490k+0%1
Current market2024–2025£550k£555k+0.9%1

Buyer vs Seller Score

Composite market conditions index 0–100

46out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53

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
18 min walk
Highams ParkNational Rail
18 min walk
Blackhorse Road Underground StationVictoria
35 min walk
Wood Street Rail StationWeaver
36 min walk
Blackhorse Road Rail StationSuffragette
36 min walk
No bus stops within 400m

25

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

4.2 km

Nearest cycle dock

Central London commute times

London Bridge66 min ↑
Victoria ★61 min
Waterloo68 min ↑
Canary Wharf62 min ↑
City62 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 park208m
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 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: 10.2 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Chingford Reservoirs SSSI — 3.5 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

17 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 · 2.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

12

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 (727 m)

Nearest supermarketCo-op Food · 1.1 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)

745m

Post office

Nearby shops

Wenzel's the Bakers896 m
Luks Minimarket1.1 km

Nearby cafes

Morrisons Cafe214 m
Arya Lounge282 m
Star Cafe282 m
Kety Cafe Bar287 m

Nearby restaurants

Pasha’s251 m
Indian Ocean272 m
Perfect Fried Chicken278 m
Pizza Point280 m

Nearby pubs

RnR Lounge727 m
The King's Ford850 m
The Wishing Well860 m
Bojangles927 m

Nearby gyms

Bannatyne's Fitness Club274 m
Goals296 m
Energie Fitness309 m
Better Gym Walthamstow Stadium758 m

Nearby pharmacies

Morrisons Pharmacy187 m

Nearby health

Ching Way Medical Practice303 m
GP CTS306 m
E4 Primary Care Network752 m
Chingford Dental Care850 m
Food hygiene (5-star)40% of 45

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

36

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 score16/100
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

31

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,750m
Crossrail 2 route3,529m

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
Planning apps (3 years)
5
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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Compare Waltham Forest with nearby boroughs:

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Key facts for E4 8NB

Full postcodeE4 8NB
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardValley
Latitude51.609220
Longitude-0.021386
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