Chingford Green · Waltham Forest · Chingford and Woodford Green constituency · 51.63695, -0.01350

E4 7NZ— Chingford Green, Waltham Forest

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

The family fortress

 

Schools 100%Safety 77/100Transport 12/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
49
Safety
77
Schools
95
Transport
12
Environment
78
Investment
34

The bottom line

E4 7NZ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 61 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 7NZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.5% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for E4 7NZ

🛡️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 7NZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Yardley Primary School

Outstanding · Inspected Oct 2023 · 8 min walk

KS2: 112.6

★★

Secondary

Chingford Foundation School

Good · Inspected Oct 2023 · 11 min walk

P8: -0.14A8: 46.2

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 · 73 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

88.9 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

+31% vs borough

Crime by type

Other24%
Violence & sexual offences22%
Anti-social behaviour21%
Vehicle crime15%
Drug offences11%
Burglary5%
Robbery1%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 1.0km

Crime is +37% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,609/m²
Price per ft²£428/ft²
Avg floor area49 m²

EPC breakdown

B
4%
C
47%
D
19%
E
18%

Based on 88 properties · Confidence: high

Street mix

Semi 2%Terraced 2%Flat 96%

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£122,500
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+4.2%

Total change

+203%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.8%

per year

Acceleration

-29.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 175 sales

Property Type Mix

Total: 175 sales

Semi-detached1.7%
Terraced2.3%
Flat/maisonette96%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£74k£98k+32.4%18.7
Post-dot-com plateau2001–2004£99k£153k+54.8%10.5
Pre-crash peak2005–2007£158k£172k+8.5%7.3
GFC & correction2008–2012£194k£163k-16%2.8
Help-to-Buy recovery2013–2016£180k£261k+45%4.2
Brexit uncertainty2017–2019£244k£265k+8.6%4
Pandemic surge2020–2021£138k£200k+45.5%1
Rate-rise correction2022–2023£281k£285k+1.4%3
Current market2024–2025£298k£224k-24.8%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2% alpha

Flat/maisonette-2% α
Local
4.2%
District
6.2%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
Ponders End→ Liverpool Street· 2 tph
23 min

Nearby stations

Ponders EndNational Rail
20 min walk
Chingford Rail StationWeaver
21 min walk
Southbury Rail StationGreater Anglia · Weaver
37 min walk
Highams Park Rail StationWeaver
41 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
44 min walk
No bus stops within 400m

6

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria67 min ↑
Waterloo73 min ↑
Canary Wharf71 min ↑
City ★61 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)

0

EV chargers (800m)

Nearest car park91m
Santander docks (800m)0
Nearest cycle dock6.1 km

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.3 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 10%
More green space than 91% of London

Nearest SSSI: Chingford Reservoirs SSSI — 0.7 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): 3

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

EAGLE HOUSE SURGERY

291 HIGH STREET, EN3 4DN

32 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 3.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 11.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketLondis · 2.5 km
1 swimming pools

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)

2.4km

Post office

Nearby cafes

Valley Cafe1.0 km

Nearby restaurants

McDonald's151 m

Nearby pubs

The Royal Oak273 m

Nearby health

Kingshead Medical Practice246 m
Food hygiene (5-star)44% of 9

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

34

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

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

8/100

Velocity score

Future outlook

34.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,813m
Crossrail 2 route6,296m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,499 nationally

1,901

Est. population

8,708/km²

45%

Employed

27%

Degree educated

£35,500

Median income

7.0%

Claimant rate

SuburbanHigh densityMixed

48

Community stability

Age profile

20%
17%
18%
16%
30%
Under 1820%
18–3417%
35–4918%
50–6416%
65+30%

Tenure

27%
21%
15%
34%
Own outright28%
Own (mortgage)21%
Private rent15%
Social rent34%
Shared ownership3%
Rent free0%

Ethnicity

54%
14%
White British54%
White Other14%
Asian11%
Black11%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine22%
No car household40%
Unemployed3%
No qualifications29%

Housing tenure (Census 2021)

Social rent34%
Private rent15%

vs. London

Income vs London-15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
5
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)
0
Largest scheme
61 homes · LAND (SITE A) AT, 81-83, LAND (SITE A) AT, 81-83, SEWARDSTONE ROAD, LEA VALLEY ROAD (3A), E4
Pipeline pressure
NONE

Named schemes (500m)

LAND (SITE A) AT, 81-83, LAND (SITE A) AT, 81-83, SEWARDSTONE ROAD, LEA VALLEY ROAD (3A), E461 homes
completed
PLAYING FIELD, PLAYING FIELD, DRYSDALE AVENUE, E436 homes
completed
77 -83, 77 -83, Sewardstone Road, Chingford, E4 7PA8 homes
completed
130, 130, Sewardstone Road, Chingford, E4 7PY5 homes
completed
52 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 7NZ

Full postcodeE4 7NZ
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardChingford Green
Latitude51.636954
Longitude-0.013502
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