Chingford Green · Waltham Forest · Chingford and Woodford Green constituency · 51.63327, 0.01108

E4 6ED— Chingford Green, Waltham Forest

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

The family fortress

 

Schools 100%Safety 74/100Transport 40/100Low yield 2.36%

Best for: Families, Owner-occupiers

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

Liveability
68
Safety
74
Schools
90
Transport
40
Environment
85
Investment
33

The bottom line

E4 6ED offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £738,000 median — 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 6ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+41.9% vs London avg
vs London income-0.5% vs London avg
vs London crime+61.0% vs London avg

Deep-dive guides for E4 6ED

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

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“The family fortress”

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How E4 6ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Mary's Catholic Primary School

Good · Inspected Nov 2023 · 7 min walk

KS2: 109.2

—

Secondary

Heathcote School & Science College

Not yet inspected · 10 min walk

P8: -0.28A8: 45.0

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 71 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

104.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+54% vs borough

Crime by type

Other26%
Violence & sexual offences26%
Anti-social behaviour19%
Vehicle crime11%
Drug offences8%
Burglary6%
Theft2%
Robbery2%

Road safety

98

Road safety score

2

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 +61% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£738,000

Median sale price

Above London median by 42%

£738,000 is 42% above the London median (£520,000)

-34.9%

This year

Semi-detached

Dominant type

Price history

5-year change
+7.7%
Sales (24 months)5
New build0.0%
Avg semi-detached£749,000
Avg flat£472,500
Price per m²£8,483/m²
Price per ft²£788/ft²
Avg floor area90.2 m²

EPC breakdown

C
1%
D
7%
E
4%
F
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 66%Terraced 3%Detached 9%Flat 22%

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

Stamp duty

Standard buyer£24,400
First-time buyerFTB
£24,400
Additional propertyBTL/2nd
£46,540

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

17.7×

Price-to-income

£3,692/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£225,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,356
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.1%

Total change

+348%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.9%

per year

Acceleration

-9.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 32 sales

Property Type Mix

Total: 32 sales

Detached9.4%
Semi-detached65.6%
Terraced3.1%
Flat/maisonette21.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£135k£196k+45.2%1
Post-dot-com plateau2001–2004£205k£323k+57.6%1.7
Pre-crash peak2005–2007£353k£400k+13.3%2.3
GFC & correction2009–2011£250k£387k+54.8%1.5
Help-to-Buy recovery2014–2014£296k£296k+0%1
Brexit uncertainty2019–2019£435k£435k+0%2
Pandemic surge2020–2021£528k£685k+29.9%1.5
Rate-rise correction2023–2023£930k£930k+0%1
Current market2024–2025£795k£605k-23.9%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.9% alpha

Semi-detached+0.9% α
Local
5.7%
District
4.8%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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
1 min walk
ChingfordNational Rail
1 min walk
Roding Valley Underground StationCentral
36 min walk
Highams Park Rail StationWeaver
36 min walk
Woodford Underground StationCentral
42 min walk
No bus stops within 400m

34

Walkability score

64

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 park71m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
DVLA Candidate Parking
71m
🅿️
Richmond Road Car Park· yes
614m
🅿️
Co-op Car Park· no
674m

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: 13.6 km away✗ Not Green Belt✗ Not AONB63% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 2.4 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): 6

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

35 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 12.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

18

Restaurants (800m)

10

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

0

Convenience

Nearest supermarketLondis · 1.7 km
11 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

The Bakineer782 m

Nearby cafes

Tani’s Express90 m
Bar Sicilia120 m
Brick Lane Bagel Co147 m
Holly Trail Cafe215 m

Nearby restaurants

Cypriot Heights97 m
Sweet1ne97 m
Hokkaido100 m
The Voujon101 m

Nearby pubs

Spice Station112 m
Rusty Bike120 m
The Front Room148 m
Bar One Twenty153 m

Nearby gyms

Chingford Cricket Club428 m
Connaught Club618 m

Nearby health

Chingford Smile315 m
Peter Page Dental Practice547 m
Food hygiene (5-star)69% of 48

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

33

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

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

17/100

Velocity score

Future outlook

65.6

Price growth score

B
Low

New supply risk

Low-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,129m
Crossrail 2 route7,006m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,254 nationally

1,884

Est. population

3,296/km²

58%

Employed

44%

Degree educated

£41,800

Median income

5.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

52

Community stability

Age profile

17%
16%
19%
21%
27%
Under 1817%
18–3416%
35–4919%
50–6421%
65+27%

Tenure

42%
30%
23%
Own outright42%
Own (mortgage)30%
Private rent23%
Social rent5%
Shared ownership0%

Ethnicity

71%
13%
White British71%
White Other13%
Asian5%
Black4%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine14%
No car household21%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent23%
Social rent5%

vs. London

Income vs London-0.5%
Price vs London+41.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
2
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)
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)

17-20, 17-20, FOREST VIEW, E424 homes
completed
Land between 18-24, Land between 18-24, Garfield Road, Chingford, E4 7DG8 homes
completed
16, 16, Forest View, Chingford, E4 7AY8 homes
completed
1, 1, Connaught Avenue, Chingford, E4 7AE7 homes
completed
28, 28, The Drive, Chingford, E4 7AH5 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£738,000)

£24,400

Standard buyer

£24,400

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E4 6ED

Full postcodeE4 6ED
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardChingford Green
Latitude51.633272
Longitude0.011076
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