Valley · Waltham Forest · Chingford and Woodford Green constituency · 51.60818, -0.02682

E4 8YN— Valley, Waltham Forest

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

The family fortress

 

Schools 100%Safety 72/100Transport 12/100Low yield 3.31%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
46
Safety
72
Schools
90
Transport
12
Environment
66
Investment
40

The bottom line

E4 8YN offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: 61 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E4 8YN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.8% vs London avg
vs London crime+89.0% vs London avg

Deep-dive guides for E4 8YN

🛡️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🔒 Very Safe

“The family fortress”

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How E4 8YN 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 · 12 min walk

P8: +0.52A8: 52.6

100% of local schools rated Good or Outstanding · based on 8 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

Low crime

122.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+81% vs borough

Crime by type

Other31%
Violence & sexual offences24%
Vehicle crime15%
Anti-social behaviour13%
Drug offences10%
Theft3%
Burglary3%
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 · 2.1km

Crime is +89% above London average

Property

Prices, sales volume and market trends

Avg floor area73.3 m²

EPC breakdown

C
8%
D
1%

Based on 9 properties · Confidence: low

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

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£183,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

2007–2016 · CAGR

+5.3%

Total change

+60%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.3%

per year

Acceleration

-51.36

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 3 sales

Property Type Mix

Total: 3 sales

Terraced33.3%
Flat/maisonette66.7%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£119k£119k+0%1
GFC & correction2008–2008£184k£184k+0%1
Help-to-Buy recovery2016–2016£190k£190k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40

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
20 min walk
Highams Park Rail StationWeaver
23 min walk
Blackhorse Road Underground StationVictoria
32 min walk
Blackhorse Road Rail StationSuffragette
33 min walk
Walthamstow Central Underground StationVictoria
36 min walk
No bus stops within 400m

27

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

4.1 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

14

Car parks (800m)

1

EV chargers (800m)

Nearest car park253m
Santander docks (800m)0
Nearest cycle dock4.1 km

Nearby car parks

🅿️
NPC Car Pound
739m

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: 10.0 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.6 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

16 min walk

52%

Recommend GP

52%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Hall Tavern (1.0 km)

Nearest supermarketCo-op Food · 936 m
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)

1.0km

Post office

Nearby shops

Luks Minimarket976 m

Nearby cafes

Morrisons Cafe386 m
Arya Lounge675 m
Star Cafe675 m
Kety Cafe Bar679 m

Nearby restaurants

Indian Ocean125 m
Pasha’s146 m
Subway243 m
Gökyüzü360 m

Nearby pubs

The Old Hall Tavern1.0 km

Nearby gyms

Goals520 m
Bannatyne's Fitness Club610 m
Energie Fitness682 m

Nearby pharmacies

Morrisons Pharmacy381 m

Nearby health

GP CTS134 m
Ching Way Medical Practice134 m
E4 Primary Care Network917 m
Food hygiene (5-star)64% of 22

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

40

Investment score

Moderate

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

6.7

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,497m
Crossrail 2 route3,176m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,358 nationally

1,686

Est. population

10,853/km²

51%

Employed

28%

Degree educated

£38,300

Median income

9.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

44

Community stability

Age profile

27%
23%
17%
21%
Under 1827%
18–3423%
35–4917%
50–6421%
65+12%

Tenure

14%
67%
Own outright10%
Own (mortgage)14%
Private rent9%
Social rent67%
Shared ownership0%
Rent free0%

Ethnicity

29%
35%
White British29%
White Other9%
Asian11%
Black35%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine26%
No car household40%
Unemployed8%
No qualifications25%

Housing tenure (Census 2021)

Social rent67%
Private rent9%

vs. London

Income vs London-8.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
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)
1

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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Compare Waltham Forest with nearby boroughs:

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Key facts for E4 8YN

Full postcodeE4 8YN
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardValley
Latitude51.608178
Longitude-0.026818
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