Valley · Waltham Forest · Chingford and Woodford Green constituency · 51.60934, -0.02421

E4 8QT— Valley, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 61/100Transport 11/100~3% yield · indicativeOnly 1 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
11
Environment
66
Investment
36

The bottom line

E4 8QT 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 8QT

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 8QT

🛡️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 8QT 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 · 2 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 9 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 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£4,926/m²
Price per ft²£458/ft²
Avg floor area85.5 m²

EPC breakdown

C
12%
D
19%
E
4%

Based on 35 properties · Confidence: high

Street mix

Semi 21%Terraced 79%

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£213,750
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, filled cavity
RoofFlat, limited insulation (assumed)
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

1997–2025 · CAGR

+6.8%

Total change

+530%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.1%

per year

Acceleration

-20.31

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached20.7%
Terraced79.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£69k£98k+41.3%1.7
Post-dot-com plateau2001–2004£115k£170k+47.8%2.2
Pre-crash peak2005–2006£193k£181k-6.2%2.5
GFC & correction2009–2012£185k£218k+17.8%1.3
Help-to-Buy recovery2014–2014£215k£215k+0%1
Brexit uncertainty2018–2018£342k£342k+0%3
Pandemic surge2021–2021£422k£422k+0%1
Current market2025–2025£435k£435k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
7.9%
District
8.2%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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
Highams Park

Nearby stations

Highams ParkNational Rail
21 min walk
Highams Park Rail StationWeaver
21 min walk
Blackhorse Road Underground StationVictoria
34 min walk
Blackhorse Road Rail StationSuffragette
35 min walk
Wood Street Rail StationWeaver
37 min walk
No bus stops within 400m

27

Walkability score

31

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

16

Car parks (800m)

1

EV chargers (800m)

Nearest car park346m
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: 10.1 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

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

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

14

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: RnR Lounge (805 m)

Nearest supermarketCo-op Food · 1.1 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)

819m

Post office

Nearby shops

Wenzel's the Bakers958 m
Luks Minimarket1.1 km

Nearby cafes

Morrisons Cafe298 m
Arya Lounge466 m
Kety Cafe Bar468 m
Star Cafe474 m

Nearby restaurants

Pasha’s118 m
Indian Ocean127 m
Subway453 m
Perfect Fried Chicken464 m

Nearby pubs

RnR Lounge805 m
The Wishing Well912 m
The King's Ford926 m
The Old Hall Tavern944 m

Nearby gyms

Goals425 m
Bannatyne's Fitness Club457 m
Energie Fitness462 m
Better Gym Walthamstow Stadium884 m

Nearby pharmacies

Morrisons Pharmacy279 m

Nearby health

Ching Way Medical Practice189 m
GP CTS193 m
E4 Primary Care Network746 m
Chingford Dental Care923 m
Food hygiene (5-star)38% 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 score17/100
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

28.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,686m
Crossrail 2 route3,395m

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)
1
Borough approval rate
82%
Historic landfill (400m)
1
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 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
LAND AT, LAND AT, TRINITY WAY, E426 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 8QT

Full postcodeE4 8QT
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardValley
Latitude51.609339
Longitude-0.024211
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