Chingford Green · Waltham Forest · Chingford and Woodford Green constituency · 51.62996, 0.01669

E4 6BE— Chingford Green, Waltham Forest

Location and area intelligence for E4 6BE, Chingford Green, Waltham Forest

The family fortress

 

Schools 100%Safety 83/100Transport 27/100Low yield 3.31%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
61
Safety
83
Schools
60
Transport
27
Environment
96
Investment
42

The bottom line

E4 6BE offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 61 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 6BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.5% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for E4 6BE

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E4 6BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Whitehall Primary School

Not yet inspected · 8 min walk

KS2: 107.7

—

Secondary

Heathcote School & Science College

Not yet inspected · 7 min walk

P8: -0.28A8: 45.0

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 68 min walk

2 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

54.0 incidents per 1,000 residents

Better than 59% of London
→ Stable

-21% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour26%
Vehicle crime19%
Other13%
Burglary7%
Drug offences5%
Robbery1%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 1.5km

Crime is 17% below London average

Property

Prices, sales volume and market trends

Avg floor area102.8 m²

EPC breakdown

D
7%
E
3%

Based on 10 properties · Confidence: medium

Street mix

Semi 20%Terraced 47%Detached 33%

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 yield850 kWh/kWp/yr
Rebuild cost estimate£257,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,356
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2020 · CAGR

+8.3%

Total change

+635%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.5%

per year

Acceleration

+37.69

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 15 sales

Property Type Mix

Total: 15 sales

Detached33.3%
Semi-detached20%
Terraced46.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£78k£166k+112.5%1.5
Post-dot-com plateau2001–2004£161k£291k+80.7%1
Pre-crash peak2007–2007£315k£315k+0%1
GFC & correction2011–2012£420k£350k-16.7%1
Help-to-Buy recovery2014–2014£550k£550k+0%1
Brexit uncertainty2017–2018£785k£540k-31.2%1
Pandemic surge2020–2020£575k£575k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Chingford→ Liverpool Street· 4 tph
28 min

Nearby stations

Chingford Rail StationWeaver
7 min walk
ChingfordNational Rail
7 min walk
Roding Valley Underground StationCentral
29 min walk
Highams Park Rail StationWeaver
33 min walk
Woodford Underground StationCentral
35 min walk
No bus stops within 400m

14

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria68 min ↑
Waterloo74 min ↑
Canary Wharf66 min ↑
City ★61 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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park70m
Santander docks (800m)0
Nearest cycle dock6.0 km

Nearby car parks

🅿️
DVLA Candidate Parking
598m

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: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 34%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 2.9 km

Energy

Solar: 850 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 5

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield850.0 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

RYDAL

375 HIGH ROAD, IG8 9QJ

30 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalThe Holly Private Hospital · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 12.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Trattoria Ibleo (623 m)

Nearest supermarketLondis · 1.4 km
12 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby cafes

The Larder at the Butler's Retreat517 m
Tani’s Express586 m
Bar Sicilia626 m
Holly Trail Cafe630 m

Nearby restaurants

Trattoria Ibleo623 m
Cypriot Heights632 m
Sweet1ne633 m
Hokkaido636 m

Nearby pubs

The Queen Elizabeth74 m
The Royal Forest487 m
Spice Station642 m
Rusty Bike649 m

Nearby gyms

Chingford Cricket Club207 m
Connaught Club346 m

Nearby health

Chingford Smile752 m
Food hygiene (5-star)33% of 3

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

42

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 score17/100
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

30.6

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,983m
Crossrail 2 route7,033m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,247 nationally

1,815

Est. population

6,415/km²

59%

Employed

40%

Degree educated

£41,800

Median income

4.9%

Claimant rate

SuburbanMedium densityOwner occupiers / families

55

Community stability

Age profile

20%
16%
19%
22%
22%
Under 1820%
18–3417%
35–4919%
50–6423%
65+23%

Tenure

41%
33%
16%
Own outright41%
Own (mortgage)33%
Private rent16%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

69%
White British69%
White Other11%
Asian5%
Black6%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine15%
No car household21%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent16%
Social rent10%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Planning apps (3 years)
2
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)
8
Largest scheme
79 homes · FORMER WALTHAM FOREST SCHOOL SITE, FORMER WALTHAM FOREST SCHOOL SITE, FAVERSHAM AVENUE, E4 6DT
Pipeline pressure
NONE

Named schemes (500m)

FORMER WALTHAM FOREST SCHOOL SITE, FORMER WALTHAM FOREST SCHOOL SITE, FAVERSHAM AVENUE, E4 6DT79 homes
completed
83 Whitehall Road, Chingford, London, E4 6DN, 83, E4 6DN8 homes
completed
1-20 Forest Court5 homes
completed
87, Stuart Court, 87, Stuart Court, Whitehall Road, Chingford, E4 6EA2 homes
completed
49, 49, Forest Side, E42 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
22.4%
Ward turnout
43%
Election year
2022
MP
Sir Iain Duncan Smith (Conservative)
MP majority
4,757
Constituency
Chingford and Woodford Green

Councillors

Mitchell GoldieConservative
Kay IsaConservative
Sazimet ImreConservative

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Key facts for E4 6BE

Full postcodeE4 6BE
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardChingford Green
Latitude51.629956
Longitude0.016694
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