Chingford Green · Waltham Forest · Chingford and Woodford Green constituency · 51.62981, -0.00113

E4 7EU— Chingford Green, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 24/100Yield 4.08%

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
85
Schools
90
Transport
24
Environment
68
Investment
41

The bottom line

E4 7EU offers exceptional schools (100% Good/Outstanding) and low crime at £426,500 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 60 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 7EU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-18.0% vs London avg
vs London income-0.5% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for E4 7EU

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How E4 7EU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Chingford CofE Primary School

Not yet inspected · Inspected Nov 2024 · 3 min walk

KS2: 103.7

★★

Secondary

Chingford Foundation School

Good · Inspected Oct 2023 · 5 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 · 64 min walk

2 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

39.1 incidents per 1,000 residents

Better than 72% of London
→ Stable

-42% vs borough

Crime by type

Other27%
Vehicle crime22%
Violence & sexual offences21%
Anti-social behaviour16%
Drug offences10%
Robbery1%
Burglary1%
Theft0%

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 · 253m

Crime is 40% below 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.

£426,500

Median sale price

18% below London median

£426,500 is 18% below the London median (£520,000)

+86.2%

This year

Flat

Dominant type

Price history

5-year change
-22.5%
Sales (24 months)6
New build0.0%
Avg terraced£706,500
Avg flat£394,000
Price per m²£5,227/m²
Price per ft²£486/ft²
Avg floor area86.4 m²

EPC breakdown

B
1%
C
12%
D
18%
E
5%

Based on 36 properties · Confidence: high

Street mix

Semi 2%Terraced 39%Detached 6%Flat 52%Other 1%

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£8,825
First-time buyerFTB
£75
Additional propertyBTL/2nd
£21,620

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

10.2×

Price-to-income

£2,134/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£216,000
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.8%

Total change

+662%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.5%

per year

Acceleration

+55.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £75k–£100k · 87 sales

Property Type Mix

Total: 87 sales

Detached5.7%
Semi-detached2.3%
Terraced40.2%
Flat/maisonette51.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£77k£118k+53.2%4.5
Post-dot-com plateau2001–2004£170k£162k-4.4%3.5
Pre-crash peak2005–2007£206k£293k+42.1%3.7
GFC & correction2009–2012£173k£278k+60.9%1.8
Help-to-Buy recovery2013–2016£186k£578k+210.9%1.7
Brexit uncertainty2017–2019£325k£625k+92.3%2.3
Pandemic surge2020–2021£340k£550k+61.8%3.5
Rate-rise correction2022–2023£735k£420k-42.9%1.5
Current market2024–2026£450k£587k+30.3%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0.5% α
Local
6.8%
District
6.3%
Terraced+0% α
Local
7.5%
District
7.5%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

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
11 min walk
ChingfordNational Rail
11 min walk
Highams Park Rail StationWeaver
30 min walk
Roding Valley Underground StationCentral
43 min walk
Woodford Underground StationCentral
44 min walk
No bus stops within 400m

26

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria67 min ↑
Waterloo73 min ↑
Canary Wharf72 min ↑
City ★60 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

12

Car parks (800m)

1

EV chargers (800m)

Nearest car park229m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Co-op Car Park· no
256m
🅿️
Richmond Road Car Park· yes
316m

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: 12.9 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 31%
Below average green space

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

35 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 2.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 11.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

12

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketLondis · 1.4 km

Nightlife (500m)

0

Nightclubs

1

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 Bakineer328 m

Nearby cafes

Helen’s Coffee On The Green138 m
Double Bubble329 m
Costa370 m
Jaz & Jetz Kitchen405 m

Nearby restaurants

Grill On The Green137 m
ISO Sushi138 m
Cugini138 m
Prezzo140 m

Nearby pubs

The Kings Head237 m
Bar One Twenty801 m
The Front Room807 m

Nearby health

Peter Page Dental Practice383 m
Chingford Smile621 m
Old Church Surgery1.1 km
Food hygiene (5-star)67% of 36

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

41

Investment score

Moderate

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score13/100
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

41.2

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,414m
Crossrail 2 route6,150m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,478 nationally

1,712

Est. population

11,377/km²

62%

Employed

39%

Degree educated

£41,800

Median income

5.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

59

Community stability

Age profile

25%
18%
20%
21%
16%
Under 1825%
18–3418%
35–4920%
50–6421%
65+16%

Tenure

39%
38%
Own outright39%
Own (mortgage)38%
Private rent11%
Social rent13%
Shared ownership0%

Ethnicity

63%
White British63%
White Other11%
Asian10%
Black8%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine16%
No car household17%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Social rent13%
Private rent11%

vs. London

Income vs London-0.5%
Price vs London-18.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
10
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)
10
Largest scheme
93 homes · Chingford Municipal Offices, 16, Chingford Municipal Offices, 16, The Ridgeway, Chingford, E4 6PS
Pipeline pressure
NONE

Named schemes (500m)

Chingford Municipal Offices, 16, Chingford Municipal Offices, 16, The Ridgeway, Chingford, E4 6PS93 homes
completed
3-7, 3-7, THE RIDGEWAY, E419 homes
completed
39-41, 39-41, THE RIDGEWAY, E4 6QW14 homes
completed
35-37, 35-37, The Ridgeway, Chingford, E4 6QW8 homes
completed
Land to the north of block 64-745 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 (£426,500)

£8,825

Standard buyer

£75

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 7EU

Full postcodeE4 7EU
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardChingford Green
Latitude51.629811
Longitude-0.001128
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