Postcode · London

E4 8YX area guide

Who lives in E4 8YX, what homes sell for, and how it compares on crime, schools and transport.

Neighbourhood: South Chingford
Council: Waltham Forest
Region: London
Neighbourhood population: 1,671 (2024)

E4 8YXLondon

At a glance

What E4 8YX is like

E4 8YX is a postcode in the South Chingford area of Waltham Forest. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 1,671 people. 23.8% of households own their home, 8.7% rent privately and 67.1% are in social housing. The largest age group is 15–19, and 48.5% of adults are in work. It ranks among the more deprived parts of England. Higher-harm crime is well above the England and Wales average. Homes in E4 8 sold for a median of £512,500 over the year to August 2026.

Scores

How E4 8YX compares

Headline figures for E4 8YX, set against England as a whole.

AffluenceMore

2.0/ 10

More deprived than most. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

8/ 10

Higher than most: 48.2 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore

£512,500

Median over 104 sales in E4 8, −1.3% on the year before.

TransportMore

3.0/ 10

Limited: 0 stations within a mile, 22 bus stops within 800m.

SchoolsMore

93%

Rated good or better across 14 inspected schools within 1 mile.

Household incomeMore

£69,710

Average annual income before tax, higher than 84% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where E4 8YX differs most from the national average.

01
A student area
13.5% of adults are full-time students, against 7.9% across England. Expect HMO demand and term-time turnover.
02
Higher crime than mostLook closer
48.2 higher-harm crimes per 1,000 people a year, against 31.1 across England and Wales.
03
A young populationPositive
23.3% of residents are aged 20 to 34 (the peak renting age), against 19.6% across England.
04
More deprived than mostLook closer
Scores 2.0 out of 10 on the English Indices of Deprivation 2025 (where 1 is most deprived). Yields can be higher, but check tenant demand street by street.
05
A lot of social housingLook closer
67.1% of homes are social housing, against 17.1% across England.

Questions

E4 8YX FAQs

Is E4 8YX a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 2.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 48.2 per 1,000 people a year, band 8 of 10 nationally. 93% of the inspected schools nearby are rated good or better. Transport connectivity scores 3.0 out of 10 (limited).

How much does a house cost in E4 8YX?

The median sale price over the last year was £512,500.

Homes in E4 8 sold for a median of £512,500 across 104 sales in the year to August 2026, −1.3% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is E4 8YX safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 48.2 offences per 1,000 people a year around E4 8YX, well above the 31.1 average across England and Wales, band 8 of 10.

Who lives in E4 8YX?

Age, home ownership and housing from the census.

The largest age group is 15–19, at 9% of residents. 23.8% of households own their home. The most common property type is terraced (53.3%).

Which council covers E4 8YX?

The local authority for E4 8YX is Waltham Forest.

E4 8YX comes under Waltham Forest in London. Council tax, planning applications and bin collections are handled there.

How well connected is E4 8YX?

Connectivity scores 3.0 out of 10.

There are 22 bus stops within 800m and 0 stations and tram stops within a mile, scoring 3.0 out of 10 (limited). The nearest station is Meridian Water Station, 1 mile away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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