Chingford Green · Waltham Forest · Chingford and Woodford Green constituency · 51.63051, 0.01186

E4 6BZ— Chingford Green, Waltham Forest

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

The family fortress

 

Schools 100%Safety 83/100Transport 36/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
68
Safety
83
Schools
60
Transport
36
Environment
87
Investment
39

The bottom line

E4 6BZ 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: 50 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 6BZ

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 6BZ

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E4 6BZ 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 · 7 min walk

KS2: 107.7

—

Secondary

Heathcote School & Science College

Not yet inspected · 6 min walk

P8: -0.28A8: 45.0

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 68 min walk

3 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 · 1.2km

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£11,457/m²
Price per ft²£1,064/ft²
Avg floor area100.2 m²

EPC breakdown

C
5%
D
18%
E
13%
F
4%

Based on 40 properties · Confidence: high

Street mix

Semi 56%Terraced 2%Detached 12%Flat 29%Other 2%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£250,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.7%

Total change

+814%

Market Activity

Price Velocity & Acceleration

Current Velocity

+47.6%

per year

Acceleration

+2.86

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 50 sales

Property Type Mix

Total: 50 sales

Detached12%
Semi-detached58%
Terraced2%
Flat/maisonette28%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£119k£114k-3.6%2.3
Post-dot-com plateau2001–2004£305k£143k-53.1%2.5
Pre-crash peak2005–2007£378k£190k-49.7%2.5
GFC & correction2008–2012£500k£500k+0%1
Help-to-Buy recovery2013–2016£452k£593k+31.1%1.7
Brexit uncertainty2017–2019£565k£915k+61.9%1.7
Pandemic surge2020–2021£669k£508k-24.1%2
Current market2024–2025£735k£1.08m+47.6%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+-0.3% alpha

Weakest performer

Flat/maisonette

-5.8% alpha

Semi-detached-0.3% α
Local
7.2%
District
7.5%
Flat/maisonette-5.8% α
Local
6.5%
District
12.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Chingford→ Liverpool Street· 4 tph
28 min

Nearby stations

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

28

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria58 min ↑
Waterloo63 min ↑
Canary Wharf62 min ↑
City ★50 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

16

Car parks (800m)

2

EV chargers (800m)

Nearest car park252m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
DVLA Candidate Parking
384m
🅿️
Richmond Road Car Park· yes
604m
🅿️
Co-op Car Park· no
657m

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: 13.4 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 2.5 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

32 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 12.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

17

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Queen Elizabeth (267 m)

Nearest supermarketLondis · 1.4 km
12 tennis courts2 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)

1.3km

Post office

Nearby shops

The Bakineer659 m

Nearby cafes

Tani’s Express314 m
Brick Lane Bagel Co349 m
Bar Sicilia350 m
La Vita374 m

Nearby restaurants

Trattoria Ibleo346 m
Breeze352 m
OG Babs389 m
Pat Pong392 m

Nearby pubs

The Queen Elizabeth267 m
Bar One Twenty384 m
The Front Room384 m
Spice Station385 m

Nearby gyms

Chingford Cricket Club151 m
Connaught Club591 m

Nearby health

Chingford Smile426 m
Peter Page Dental Practice574 m
Food hygiene (5-star)69% of 45

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

39

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

48.8

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,880m
Crossrail 2 route6,828m

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
Yes
Article 4 area
Yes
Listed buildings (800m)
1
Planning apps (3 years)
4
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)
14
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
HEATHCOTE LODGE, 150, HEATHCOTE LODGE, 150, FRIDAY HILL, E4 6EL28 homes
completed
170 Station Road, Chingford, London, E4 6AN, 1705 homes
completed
116, 116, Station Road, Chingford, E4 6AB3 homes
completed
243 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 6BZ

Full postcodeE4 6BZ
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardChingford Green
Latitude51.630506
Longitude0.011864
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