Chingford Green · Waltham Forest · Chingford and Woodford Green constituency · 51.63009, 0.01742

E4 6BQ— Chingford Green, Waltham Forest

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

London's quiet achiever

 

Safety 83/100Transport 30/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
57
Safety
83
Schools
—
Transport
30
Environment
96
Investment
33

The bottom line

E4 6BQ offers low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 54 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 6BQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment 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 6BQ

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How E4 6BQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Whitehall Primary School

Not yet inspected · 9 min walk

KS2: 107.7

—

Secondary

Heathcote School & Science College

Not yet inspected · 7 min walk

P8: -0.28A8: 45.0

Childcare

Childcare

Church Hill Nursery School

Not inspected · 69 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 2.3km

Crime is 17% below 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£6,595/m²
Price per ft²£613/ft²
Avg floor area158.5 m²

EPC breakdown

D
6%
E
6%
F
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 14%Terraced 14%Detached 71%

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 yield850 kWh/kWp/yr
Rebuild cost estimate£396,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1996–2024 · CAGR

+6.4%

Total change

+474%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.7%

per year

Acceleration

-27.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 21 sales

Property Type Mix

Total: 21 sales

Detached71.4%
Semi-detached14.3%
Terraced14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£170k£195k+14.7%1.7
Post-dot-com plateau2001–2004£250k£441k+76.5%1.3
Pre-crash peak2005–2007£395k£490k+24.1%1
GFC & correction2009–2011£405k£460k+13.6%1
Help-to-Buy recovery2013–2016£600k£740k+23.3%1
Brexit uncertainty2017–2018£885k£805k-9%1
Pandemic surge2020–2021£920k£1.08m+17.4%1.5
Current market2024–2024£976k£976k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0.7% alpha

Detached+0.7% α
Local
7.7%
District
7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing17
Trend Position75

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

15

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria61 min ↑
Waterloo67 min ↑
Canary Wharf66 min ↑
City ★54 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

11

Car parks (800m)

1

EV chargers (800m)

Nearest car park113m
Santander docks (800m)0
Nearest cycle dock6.0 km

Nearby car parks

🅿️
DVLA Candidate Parking
623m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 31%
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

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

37

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

15

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Trattoria Ibleo (657 m)

Nearest supermarketLondis · 1.5 km
13 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 Retreat493 m
Tani’s Express619 m
Holly Trail Cafe642 m
Bar Sicilia660 m

Nearby restaurants

Trattoria Ibleo657 m
Cypriot Heights659 m
Sweet1ne661 m
The Voujon663 m

Nearby pubs

The Queen Elizabeth121 m
The Royal Forest473 m
Spice Station673 m
Rusty Bike680 m

Nearby gyms

Chingford Cricket Club259 m
Connaught Club304 m
Food hygiene (5-star)50% of 2

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

33

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 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

40.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,020m
Crossrail 2 route7,080m

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)

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
Rear of 12a, Rear of 12a, Crescent Road, Chingford, E41 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 6BQ

Full postcodeE4 6BQ
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardChingford Green
Latitude51.630087
Longitude0.017423
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