Chingford Green · Waltham Forest · Chingford and Woodford Green constituency · 51.63591, 0.00389

E4 7AS— Chingford Green, Waltham Forest

Location and area intelligence for E4 7AS, Chingford Green, Waltham Forest

The family fortress

 

Schools 100%Safety 74/100Transport 31/100~3% yield · indicativeOnly 1 sales — thin data

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
31
Environment
83
Investment
36

The bottom line

E4 7AS 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: 55 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 7AS

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+61.0% vs London avg

Deep-dive guides for E4 7AS

🛡️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 7AS 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

Chingford Foundation School

Good · Inspected Oct 2023 · 13 min walk

P8: -0.14A8: 46.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 73 min walk

2 primaries · 0 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 923m

Crime is +61% above 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£3,761/m²
Price per ft²£349/ft²
Avg floor area114.3 m²

EPC breakdown

B
2%
C
3%
D
10%
E
4%

Based on 19 properties · Confidence: medium

Street mix

Semi 21%Detached 3%Flat 73%Other 3%

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 yield845 kWh/kWp/yr
Rebuild cost estimate£285,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+3.7%

Total change

+188%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.6%

per year

Acceleration

+46.08

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 31 sales

Property Type Mix

Total: 31 sales

Detached3.2%
Semi-detached19.4%
Flat/maisonette77.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£135k£131k-3.1%1.8
Post-dot-com plateau2001–2004£130k£197k+51.8%1.8
Pre-crash peak2005–2007£219k£295k+34.7%1.7
GFC & correction2008–2011£248k£235k-5.1%1
Help-to-Buy recovery2013–2013£663k£663k+0%2
Brexit uncertainty2018–2019£1.08m£1.20m+11.4%1
Pandemic surge2020–2021£370k£450k+21.6%1
Rate-rise correction2022–2023£672k£380k-43.5%1
Current market2024–2024£390k£390k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.4% alpha

Flat/maisonette-1.4% α
Local
10.7%
District
12.1%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
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
Highams Park Rail StationWeaver
39 min walk
Roding Valley Underground StationCentral
43 min walk
Woodford Underground StationCentral
48 min walk
No bus stops within 400m

22

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria62 min ↑
Waterloo68 min ↑
Canary Wharf67 min ↑
City ★55 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

9

Car parks (800m)

2

EV chargers (800m)

Nearest car park460m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
DVLA Candidate Parking
530m
🅿️
Richmond Road Car Park· yes
571m
🅿️
Co-op Car Park· no
607m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterHIGH
High
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: 13.7 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 61%
More green space than 97% of London

Nearest SSSI: Chingford Reservoirs SSSI — 1.8 km

Energy

Solar: 845 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 yield845.4 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

RYDAL

375 HIGH ROAD, IG8 9QJ

41 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 2.3 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

20

Parks (1km)

27

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bar One Twenty (443 m)

Nearest supermarketLondis · 1.9 km

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)

1.9km

Post office

Nearby shops

The Bakineer843 m

Nearby cafes

Dada423 m
Wake Cup426 m
La Vita459 m
Brick Lane Bagel Co473 m

Nearby restaurants

Nostrano417 m
The Indian Brasserie417 m
Gina417 m
La Baita Da Piero419 m

Nearby pubs

Bar One Twenty443 m
The Front Room445 m
Rusty Bike459 m
Spice Station467 m

Nearby health

Chingford Smile420 m
Peter Page Dental Practice494 m
Food hygiene (5-star)70% of 66

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

36

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 score25/100
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

61.7

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,176m
Crossrail 2 route6,893m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
9
Planning apps (3 years)
7
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)
11
Largest scheme
24 homes · 17-20, 17-20, FOREST VIEW, E4
Pipeline pressure
NONE

Named schemes (500m)

ASSISI RETREAT & PRAYER CENTRE, 23, ASSISI RETREAT & PRAYER CENTRE, 23, FOREST VIEW, E4 7AU24 homes
completed
17-20, 17-20, FOREST VIEW, E424 homes
completed
22, 22, Forest View, Chingford, E4 7AU13 homes
completed
9-11, 9-11, The Drive, Chingford, E4 7AJ6 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

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Compare Waltham Forest with nearby boroughs:

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Key facts for E4 7AS

Full postcodeE4 7AS
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardChingford Green
Latitude51.635912
Longitude0.003895
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