Chingford Green · Waltham Forest · Chingford and Woodford Green constituency · 51.63844, -0.00701

E4 7PG— Chingford Green, Waltham Forest

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

The family fortress

 

Schools 100%Safety 82/100Transport 14/100Low yield 3.38%

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
82
Schools
95
Transport
14
Environment
76
Investment
42

The bottom line

E4 7PG offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £515,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 66 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 7PG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-1.0% vs London avg
vs London income-15.5% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for E4 7PG

🛡️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 family fortress”

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How E4 7PG 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 · 4 min walk

KS2: 112.6

★★

Secondary

Chingford Foundation School

Good · Inspected Oct 2023 · 12 min walk

P8: -0.14A8: 46.2

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 · 75 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.8 incidents per 1,000 residents

Better than 56% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences40%
Other19%
Anti-social behaviour16%
Vehicle crime15%
Drug offences5%
Burglary4%
Robbery1%
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 · 994m

Crime is 11% below 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.

£515,000

Median sale price

1% below London median

£515,000 is 1% below the London median (£520,000)

+21.3%

This year

Terraced

Dominant type

Price history

5-year change
+14.4%
Sales (24 months)7
New build0.0%
Avg semi-detached£570,000
Avg terraced£495,000
Price per m²£6,654/m²
Price per ft²£618/ft²
Avg floor area79 m²

EPC breakdown

C
7%
D
25%
E
5%

Based on 37 properties · Confidence: high

Street mix

Semi 7%Terraced 93%

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£13,250
First-time buyerFTB
£4,500
Additional propertyBTL/2nd
£28,700

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

14.5×

Price-to-income

£2,576/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£197,500
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

1995–2026 · CAGR

+6.6%

Total change

+615%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.3%

per year

Acceleration

+3.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 73 sales

Property Type Mix

Total: 73 sales

Semi-detached6.8%
Terraced93.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£111k+64.6%2
Post-dot-com plateau2001–2004£177k£202k+14.1%2.5
Pre-crash peak2005–2007£205k£241k+17.6%4.3
GFC & correction2009–2012£208k£246k+18.6%2
Help-to-Buy recovery2014–2016£313k£342k+9.4%3
Brexit uncertainty2017–2018£400k£385k-3.8%3.5
Pandemic surge2021–2021£450k£450k+0%5
Rate-rise correction2022–2023£472k£485k+2.8%2.5
Current market2024–2026£505k£482k-4.5%2.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.6%
District
6.6%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position75

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
16 min walk
ChingfordNational Rail
16 min walk
Southbury Rail StationGreater Anglia · Weaver
42 min walk
Highams Park Rail StationWeaver
42 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
50 min walk
No bus stops within 400m

4

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge71 min ↑
Victoria73 min ↑
Waterloo79 min ↑
Canary Wharf78 min ↑
City ★66 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park239m
Santander docks (800m)0
Nearest cycle dock6.2 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.6 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 49%
More green space than 88% of London

Nearest SSSI: Chingford Reservoirs SSSI — 1.0 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): 4

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

36 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 3.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 12.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Royal Oak (482 m)

Nearest supermarketLondis · 2.4 km
1 swimming pools

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)

2.4km

Post office

Nearby cafes

Valley Cafe920 m
Helen’s Coffee On The Green1.0 km

Nearby restaurants

McDonald's548 m
ISO Sushi1.0 km
Cugini1.0 km

Nearby pubs

The Royal Oak482 m
The Kings Head811 m

Nearby health

Kingshead Medical Practice435 m
Food hygiene (5-star)46% of 13

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

E

High street health

Investment

Investment grade, yield and market outlook

42

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score22/100
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

61

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,132m
Crossrail 2 route6,673m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,420 nationally

1,645

Est. population

5,109/km²

60%

Employed

34%

Degree educated

£35,500

Median income

3.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

60

Community stability

Age profile

22%
15%
20%
22%
22%
Under 1822%
18–3414%
35–4920%
50–6422%
65+22%

Tenure

44%
38%
Own outright44%
Own (mortgage)38%
Private rent10%
Social rent8%
Shared ownership1%

Ethnicity

65%
White British65%
White Other10%
Asian5%
Black8%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine17%
No car household17%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent10%
Social rent8%

vs. London

Income vs London-15.5%
Price vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
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)
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)

PLAYING FIELD, PLAYING FIELD, DRYSDALE AVENUE, E436 homes
completed
67-69, 67-69, Yardley Lane, Chingford, E4 7RS3 homes
completed
7, 7, DRYSDALE AVENUE, Chingford, E4 7NL2 homes
completed
114, 114, Drysdale Avenue, Chingford, E4 7PE1 homes
completed
47, 47, Yardley Lane, Chingford, E4 7RS1 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 (£515,000)

£13,250

Standard buyer

£4,500

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 7PG

Full postcodeE4 7PG
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardChingford Green
Latitude51.638436
Longitude-0.007006
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