Valley · Waltham Forest · Chingford and Woodford Green constituency · 51.61170, -0.02515

E4 8PP— Valley, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 11/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
52
Safety
82
Schools
90
Transport
11
Environment
60
Investment
35

The bottom line

E4 8PP 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 8PP

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 8PP

🛡️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 8PP 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

Walthamstow Academy

Not yet inspected · 17 min walk

P8: +0.52A8: 52.6

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 · 39 min walk

3 primaries · 0 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 · 2.5km

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£6,699/m²
Price per ft²£622/ft²
Avg floor area86 m²

EPC breakdown

C
2%
D
19%
E
4%
F
2%

Based on 27 properties · Confidence: medium

Street mix

Semi 8%Terraced 51%Detached 26%Flat 15%

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£215,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1995–2026 · CAGR

+7.6%

Total change

+882%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.4%

per year

Acceleration

+10.21

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 52 sales

Property Type Mix

Total: 52 sales

Detached26.9%
Semi-detached7.7%
Terraced51.9%
Flat/maisonette13.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£128k+127.7%3
Post-dot-com plateau2001–2004£136k£314k+130.5%3.5
Pre-crash peak2005–2006£250k£184k-26.4%1.5
GFC & correction2009–2010£235k£236k+0.4%1.5
Help-to-Buy recovery2013–2016£320k£380k+18.8%2.3
Brexit uncertainty2018–2019£415k£380k-8.4%1.5
Pandemic surge2021–2021£470k£470k+0%1
Rate-rise correction2022–2022£485k£485k+0%5
Current market2026–2026£550k£550k+0%1

Price Trajectory by Type

DetachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0.9% alpha

Weakest performer

Detached

-1% alpha

Terraced+0.9% α
Local
8.5%
District
7.6%
Detached-1% α
Local
6.7%
District
7.7%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
Angel Road

Nearby stations

Angel RoadNational Rail
21 min walk
Highams Park Rail StationWeaver
22 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
36 min walk
Silver Street Rail StationGreater Anglia · Weaver
37 min walk
Blackhorse Road Underground StationVictoria
37 min walk
No bus stops within 400m

18

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

4.4 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

18

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)21
Nearest car park399m
Santander docks (800m)0
Nearest cycle dock4.4 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 AONB6% green spaceTree canopy: 34%
Below average green space

Nearest SSSI: Chingford Reservoirs SSSI — 3.2 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

20 min walk

52%

Recommend GP

52%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.6 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

38

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: RnR Lounge (655 m)

Nearest supermarketCo-op Food · 1.3 km
2 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)

663m

Post office

Nearby shops

Wenzel's the Bakers779 m

Nearby cafes

The Orange Cafe521 m
Leo’s531 m
Kety Cafe Bar542 m
Arya Lounge547 m

Nearby restaurants

Chicken Village363 m
Pasha’s376 m
Indian Ocean377 m
Phat Bites513 m

Nearby pubs

RnR Lounge655 m
The Old Hall Tavern674 m
The Wishing Well721 m
The King's Ford765 m

Nearby gyms

Energie Fitness483 m
Bannatyne's Fitness Club648 m
Goals667 m

Nearby pharmacies

Morrisons Pharmacy531 m

Nearby health

Ching Way Medical Practice444 m
GP CTS447 m
E4 Primary Care Network510 m
Chingford Dental Care758 m
Food hygiene (5-star)61% of 23

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 score15/100
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 owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

31.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,904m
Crossrail 2 route3,539m

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)
0

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 1), CHINGFORD HALL ESTATE (PHASE 1), IRIS WAY, E4174 homes
completed
CHINGFORD HALL ESTATE (PHASE 2), CHINGFORD HALL ESTATE (PHASE 2), IRIS WAY, E4106 homes
completed
CHINGFORD HALL ESTATE (PHASE 3), CHINGFORD HALL ESTATE (PHASE 3), IRIS WAY, E494 homes
completed
ST FRANCIS TOWER & ADJOINING LAND, ST FRANCIS TOWER & ADJOINING LAND, ADAM STREET, KEATLEY GREEN, E1136 homes
completed
ST FABIAN & ST ALBAN TOWERS, 1 AND 3, ST FABIAN & ST ALBAN TOWERS, 1 AND 3, IRIS WAY, E421 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 8PP

Full postcodeE4 8PP
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardValley
Latitude51.611702
Longitude-0.025149
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