Valley · Waltham Forest · Chingford and Woodford Green constituency · 51.61400, -0.02376

E4 8NL— Valley, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 71/100Transport 10/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
71
Schools
60
Transport
10
Environment
62
Investment
37

The bottom line

E4 8NL 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 8NL

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 8NL

🛡️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 8NL 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 · 2 min walk

KS2: 105.7

—

Secondary

Walthamstow Academy

Not yet inspected · 20 min walk

P8: +0.52A8: 52.6

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 42 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 · 2.2km

Crime is +96% 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£7,726/m²
Price per ft²£718/ft²
Avg floor area55.3 m²

EPC breakdown

C
1%
D
3%

Based on 4 properties · Confidence: low

Street mix

Semi 10%Terraced 90%

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£138,250
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 250 mm loft insulation
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

1996–2026 · CAGR

+5.6%

Total change

+418%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.9%

per year

Acceleration

+29.12

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached10%
Terraced90%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£84k£143k+70.2%1
Pre-crash peak2005–2005£198k£198k+0%1
GFC & correction2009–2012£232k£250k+8%1
Pandemic surge2021–2021£385k£385k+0%1
Rate-rise correction2022–2022£357k£357k+0%2
Current market2026–2026£435k£435k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
22 min walk
Highams ParkNational Rail
22 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
36 min walk
Silver Street Rail StationGreater Anglia · Weaver
38 min walk
Chingford Rail StationWeaver
39 min walk
No bus stops within 400m

21

Walkability score

23

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

16

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)21
Nearest car park127m
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 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: 10.6 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 43%
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): 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

23 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 · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

24

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: RnR Lounge (445 m)

Nearest supermarketCo-op Food · 1.6 km
1 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)

445m

Post office

Nearby shops

Wenzel's the Bakers534 m

Nearby cafes

Coban Cafe453 m
The Orange Cafe498 m
Leo’s563 m
Aroma568 m

Nearby restaurants

Haze450 m
Chicken Village452 m
Fish And Chicken463 m
Pepe's481 m

Nearby pubs

RnR Lounge445 m
The Wishing Well470 m
The Old Hall Tavern490 m
The King's Ford535 m

Nearby gyms

Energie Fitness496 m
Bannatyne's Fitness Club783 m
Goals852 m

Nearby pharmacies

Morrisons Pharmacy737 m

Nearby health

E4 Primary Care Network237 m
Chingford Dental Care526 m
Ching Way Medical Practice705 m
GP CTS708 m
Food hygiene (5-star)48% of 71

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 score19/100
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

35.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,177m
Crossrail 2 route3,794m

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
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)

The former Louisa Oakes Adult Education Centre, 107, The former Louisa Oakes Adult Education Centre, 107, Hall Lane, Chingford, E4 8HW40 homes
completed
51-61, 51-61, Hall Lane, Chingford, E4 8HW32 homes
completed
Garages rear of 69-79, Garages rear of 69-79, Frankland Road, Chingford, E47 homes
completed
165, 165, Sinclair Road, Chingford, E44 homes
completed
57, 57, Hampton Road, Chingford, E4 8NH3 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 8NL

Full postcodeE4 8NL
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardValley
Latitude51.613999
Longitude-0.023763
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