Chingford Green · Waltham Forest · Chingford and Woodford Green constituency · 51.63070, 0.00523

E4 7BT— Chingford Green, Waltham Forest

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

The hidden gem

 

Schools 100%Safety 72/100Transport 39/100Low yield 2.85%

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
72
Schools
90
Transport
39
Environment
69
Investment
50

The bottom line

E4 7BT offers exceptional schools (100% Good/Outstanding) and low crime at £610,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 51 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 7BT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+17.3% vs London avg
vs London income-0.5% vs London avg
vs London crime+76.0% vs London avg

Deep-dive guides for E4 7BT

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

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Postcode Personality

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“The hidden gem”

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How E4 7BT 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 · 2 min walk

KS2: 109.2

—

Secondary

Heathcote School & Science College

Not yet inspected · 9 min walk

P8: -0.28A8: 45.0

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 66 min walk

3 primaries · 2 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 703m

Crime is +76% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£610,000

Median sale price

Above London median by 17%

£610,000 is 17% above the London median (£520,000)

+89.0%

This year

Terraced

Dominant type

Price history

5-year change
+28.6%
Sales (24 months)6
New build0.0%
Avg semi-detached£632,500
Avg terraced£505,000
Avg flat£460,750
Price per m²£7,559/m²
Price per ft²£702/ft²
Avg floor area82.1 m²

EPC breakdown

C
7%
D
33%
E
14%
F
1%

Based on 55 properties · Confidence: high

Street mix

Semi 24%Terraced 39%Flat 37%

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£18,000
First-time buyerFTB
£9,250
Additional propertyBTL/2nd
£36,300

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

14.6×

Price-to-income

£3,052/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£205,250
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,928
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.2%

Total change

+1057%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.2%

per year

Acceleration

+24.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 88 sales

Property Type Mix

Total: 88 sales

Semi-detached25%
Terraced39.8%
Flat/maisonette35.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£172k+156.7%3.3
Post-dot-com plateau2001–2004£158k£195k+23.8%3
Pre-crash peak2005–2007£172k£323k+88%4.3
GFC & correction2008–2012£200k£425k+112.5%2
Help-to-Buy recovery2013–2016£279k£300k+7.7%2.5
Brexit uncertainty2017–2019£594k£523k-12%3
Pandemic surge2020–2021£490k£475k-3.2%2.5
Rate-rise correction2022–2023£471k£621k+31.9%3
Current market2024–2026£573k£775k+35.4%2.7

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

-1.4% alpha

Flat/maisonette+0% α
Local
5.9%
District
5.9%
Semi-detached-0.4% α
Local
6.6%
District
7%
Terraced-1.4% α
Local
5.6%
District
7%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
5 min walk
ChingfordNational Rail
5 min walk
Highams Park Rail StationWeaver
31 min walk
Roding Valley Underground StationCentral
38 min walk
Woodford Underground StationCentral
41 min walk
No bus stops within 400m

36

Walkability score

58

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria59 min ↑
Waterloo64 min ↑
Canary Wharf63 min ↑
City ★51 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 park120m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
Richmond Road Car Park· yes
144m
🅿️
Co-op Car Park· no
198m
🅿️
DVLA Candidate Parking
526m

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: 13.2 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 64%
Below average green space

Nearest SSSI: Chingford Reservoirs SSSI — 2.1 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

34 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 · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 12.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

68

Parks (1km)

27

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Bar One Twenty (394 m)

Nearest supermarketLondis · 1.4 km
3 tennis courts1 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 Bakineer303 m

Nearby cafes

Caffè Nero98 m
Station Cafe101 m
Jaz & Jetz Kitchen105 m
Costa118 m

Nearby restaurants

Huckleberry Chicken127 m
Empire137 m
Chingford Chinese139 m
Greggs163 m

Nearby pubs

Bar One Twenty394 m
The Front Room400 m
Rusty Bike441 m
Spice Station447 m

Nearby gyms

Chingford Cricket Club596 m

Nearby health

Peter Page Dental Practice135 m
Chingford Smile230 m
Food hygiene (5-star)71% of 65

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

50

Investment score

Moderate

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

Low gross yield (2.9%) 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
2.9% (low)London avg: 3.8%Below average yield — bottom 66%
Gentrification score32/100
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

68.1

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,692m
Crossrail 2 route6,519m

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+17.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
Planning apps (3 years)
8
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 · ASSISI RETREAT & PRAYER CENTRE, 23, ASSISI RETREAT & PRAYER CENTRE, 23, FOREST VIEW, E4 7AU
Pipeline pressure
NONE

Named schemes (500m)

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
9-11, 9-11, The Drive, Chingford, E4 7AJ6 homes
completed
28, 28, Connaught Avenue, Chingford, E45 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 (£610,000)

£18,000

Standard buyer

£9,250

First-time buyer

Save £8,750

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 7BT

Full postcodeE4 7BT
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardChingford Green
Latitude51.630701
Longitude0.005226
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