Chingford Green · Waltham Forest · Chingford and Woodford Green constituency · 51.63197, 0.00986

E4 6EE— Chingford Green, Waltham Forest

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

The family fortress

 

Schools 100%Safety 72/100Transport 44/100Low yield 2.29%

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
67
Safety
72
Schools
90
Transport
44
Environment
86
Investment
38

The bottom line

E4 6EE offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £760,000 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 6EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+46.2% vs London avg
vs London income-0.5% vs London avg
vs London crime+76.0% vs London avg

Deep-dive guides for E4 6EE

🛡️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 6EE 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 · 6 min walk

KS2: 109.2

—

Secondary

Heathcote School & Science College

Not yet inspected · 8 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 · 69 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

114.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+69% vs borough

Crime by type

Other35%
Violence & sexual offences23%
Anti-social behaviour20%
Vehicle crime12%
Drug offences4%
Burglary4%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 1.0km

Crime is +76% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£760,000

Median sale price

Top 25% — 46% above London median

£760,000 is 46% above the London median (£520,000)

-6.7%

This year

Semi-detached

Dominant type

Price history

5-year change
-4.1%
Sales (24 months)7
New build0.0%
Avg semi-detached£750,000
Avg terraced£855,000
Price per m²£6,841/m²
Price per ft²£636/ft²
Avg floor area111.4 m²

EPC breakdown

C
1%
D
15%
E
9%
F
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 65%Terraced 17%Detached 2%Flat 15%

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£25,500
First-time buyerFTB
£25,500
Additional propertyBTL/2nd
£48,300

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

18.2×

Price-to-income

£3,802/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£278,500
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,928
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+530%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.7%

per year

Acceleration

-3.44

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 51 sales

Property Type Mix

Total: 51 sales

Detached2%
Semi-detached66.7%
Terraced17.6%
Flat/maisonette13.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£128k£182k+41.9%2.2
Post-dot-com plateau2001–2004£245k£305k+24.5%2
Pre-crash peak2005–2007£350k£416k+18.9%2
GFC & correction2008–2012£245k£272k+11%1.2
Help-to-Buy recovery2014–2016£530k£590k+11.3%1.7
Brexit uncertainty2017–2019£675k£505k-25.2%1.5
Pandemic surge2021–2021£793k£793k+0%2
Rate-rise correction2022–2023£856k£675k-21.1%1.5
Current market2024–2025£750k£808k+7.7%4

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.6% alpha

Semi-detached-0.6% α
Local
6.3%
District
6.9%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Chingford Rail StationWeaver
2 min walk
ChingfordNational Rail
2 min walk
Highams Park Rail StationWeaver
34 min walk
Roding Valley Underground StationCentral
36 min walk
Woodford Underground StationCentral
41 min walk
No bus stops within 400m

35

Walkability score

56

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 park224m
Santander docks (800m)0
Nearest cycle dock6.0 km

Nearby car parks

🅿️
DVLA Candidate Parking
224m
🅿️
Richmond Road Car Park· yes
483m
🅿️
Co-op Car Park· no
542m

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 AONB66% 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: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 5

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

34 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 · 12.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

21

Restaurants (800m)

11

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketLondis · 1.5 km
5 tennis courts1 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)

1.4km

Post office

Nearby shops

The Bakineer623 m

Nearby cafes

Tani’s Express118 m
Brick Lane Bagel Co137 m
Bar Sicilia145 m
La Vita177 m

Nearby restaurants

Breeze140 m
Trattoria Ibleo141 m
OG Babs175 m
La Baita Da Piero184 m

Nearby pubs

Bar One Twenty175 m
The Front Room176 m
Spice Station189 m
Rusty Bike190 m

Nearby gyms

Chingford Cricket Club361 m
Connaught Club694 m

Nearby health

Chingford Smile230 m
Peter Page Dental Practice429 m
Food hygiene (5-star)71% of 55

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

38

Investment score

Weak

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

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

Rental market

High

Demand

Low

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

53.5

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,962m
Crossrail 2 route6,843m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,571 nationally

1,965

Est. population

8,504/km²

65%

Employed

41%

Degree educated

£41,800

Median income

4.7%

Claimant rate

Inner cityHigh densityOwner occupiers / families

47

Community stability

Age profile

26%
19%
23%
18%
13%
Under 1826%
18–3419%
35–4923%
50–6418%
65+13%

Tenure

31%
35%
31%
Own outright31%
Own (mortgage)35%
Private rent31%
Social rent4%
Shared ownership0%

Ethnicity

59%
17%
White British59%
White Other17%
Asian8%
Black6%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine14%
No car household27%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent31%
Social rent4%

vs. London

Income vs London-0.5%
Price vs London+46.2%

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)
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
RED CROSS SITE, 80, RED CROSS SITE, 80, BERESFORD ROAD, E4 6EF20 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

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 (£760,000)

£25,500

Standard buyer

£25,500

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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Compare Waltham Forest with nearby boroughs:

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Key facts for E4 6EE

Full postcodeE4 6EE
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardChingford Green
Latitude51.631971
Longitude0.009862
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