The bottom line
E4 8SA offers exceptional schools (100% Good/Outstanding) at £560,000 median — strong value for Most buyers who can accept its trade-offs.
The catches: very high noise — check proximity to rail lines; 59 min to victoria — above average for this zone and 5 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Families.
Check your dealbreakers
Toggle the things that matter to you — see how E4 8SA scores on each.
Toggle a question above to see how E4 8SA meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for E4 8SA
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Postcode Personality
“Strong, well-rated schools nearby”
How E4 8SA has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Salisbury Manor Primary School
Good · Inspected Sept 2023 · 7 min walk
KS2: 103.6
Secondary
South Chingford Foundation School
Not yet inspected · 5 min walk
100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km
Childcare
Childcare
Church Hill Nursery School
Not inspected · 30 min walk
6 primaries · 2 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Medium crime
149.4 incidents per 1,000 residents
+120% vs borough
Crime by type
Stop & search
0.6
per 1,000 residents
→ Stable
trend
Road safety
99
Road safety score
1
Accidents (5yr)
3
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Walthamstow Fire Station · 2.0km
Crime is +130% above London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.
£560,000
Median sale price
£560,000 is 8% above the London median (£520,000)
This year
Terraced
Dominant type
Price history
EPC breakdown
Based on 61 properties · Confidence: high
Street mix
LHA rates — Outer North East London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Market momentum
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1996–2025 · CAGR
+7.2%
Total change
+652%
Market Activity
Price Velocity & Acceleration
Current Velocity
+12.8%
per year
Acceleration
-68.10
change in velocity
Market State
Strong growth
Price Distribution
P25: £350k–£400k · P75: £75k–£100k · 61 sales
Property Type Mix
Total: 61 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1996–2000 | £77k | £160k | +108.5% | 2.5 |
| Post-dot-com plateau | 2001–2002 | £145k | £176k | +21.6% | 3.5 |
| Pre-crash peak | 2005–2007 | £221k | £240k | +8.5% | 4.3 |
| GFC & correction | 2009–2012 | £235k | £246k | +4.8% | 1.8 |
| Help-to-Buy recovery | 2014–2016 | £328k | £390k | +18.9% | 2.3 |
| Brexit uncertainty | 2018–2018 | £405k | £405k | +0% | 2 |
| Pandemic surge | 2020–2021 | £430k | £520k | +20.9% | 4 |
| Rate-rise correction | 2023–2023 | £282k | £282k | +0% | 1 |
| Current market | 2024–2025 | £510k | £575k | +12.7% | 3 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Terraced
+0.2% alpha
CAGR over 29yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
33
Walkability score
92
Footpaths (500m)
0
Santander docks (800m)
3.9 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
10
Car parks (800m)
1
EV chargers (800m)
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Chingford Reservoirs SSSI — 3.9 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
THE PENRHYN SURGERY
2A PENRHYN AVENUE, WALTHAMSTOW, E17 5DB
14 min walk
52%
Recommend GP
52%
Overall GP experience
0
GPs within 1km
1
Dentists within 1km
4
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
113
Parks (1km)
10
Restaurants (800m)
8
Cafes (800m)
0
Pubs (400m)
1
Pharmacies (800m)
2
Gyms (1km)
10
Sports (1km)
0
Convenience
No pubs within 400m — nearest: RnR Lounge (1.0 km)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
1.1km
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
48
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
44
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 3/10
More deprived than average
Index of Multiple Deprivation
Rank: 9,251 nationally
1,794
Est. population
4,691/km²
58%
Employed
35%
Degree educated
£38,300
Median income
7.3%
Claimant rate
46
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
Stamp Duty & Affordability Calculator
Stamp Duty & Affordability Calculator
Stamp duty on median price (£560,000)
£15,500
Standard buyer
£6,750
First-time buyer
Save £8,750
Affordability check — your annual salary
Deposit
Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.
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