Chingford Green · Waltham Forest · Chingford and Woodford Green constituency · 51.64067, -0.00647

E4 7PH— Chingford Green, Waltham Forest

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

The family fortress

 

Schools 100%Safety 75/100Transport 15/100Low yield 2.72%

Best for: Families, Owner-occupiers

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

Liveability
49
Safety
75
Schools
95
Transport
15
Environment
78
Investment
30

The bottom line

E4 7PH offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £640,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 62 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 7PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+23.1% vs London avg
vs London income-15.5% vs London avg
vs London crime+56.0% vs London avg

Deep-dive guides for E4 7PH

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

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“The family fortress”

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How E4 7PH 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 · 1 min walk

KS2: 112.6

★★

Secondary

Chingford Foundation School

Good · Inspected Oct 2023 · 15 min walk

P8: -0.14A8: 46.2

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 78 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

101.5 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+49% vs borough

Crime by type

Other28%
Violence & sexual offences25%
Anti-social behaviour15%
Vehicle crime14%
Drug offences10%
Burglary6%
Theft1%
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 · 1.2km

Crime is +56% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£640,000

Median sale price

Above London median by 23%

£640,000 is 23% above the London median (£520,000)

-15.6%

This year

Semi-detached

Dominant type

Price history

5-year change
+9.4%
Sales (24 months)5
New build0.0%
Avg semi-detached£637,500
Avg terraced£795,000
Price per m²£5,527/m²
Price per ft²£513/ft²
Avg floor area118 m²

EPC breakdown

D
17%
E
3%
F
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 68%Terraced 29%Detached 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

Stamp duty

Standard buyer£19,500
First-time buyerFTB
£19,500
Additional propertyBTL/2nd
£38,700

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

18.0×

Price-to-income

£3,202/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£295,000
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, no insulation (assumed)
Heating fuelmains gas (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

1996–2026 · CAGR

+5.2%

Total change

+360%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.6%

per year

Acceleration

-8.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 37 sales

Property Type Mix

Total: 37 sales

Detached2.7%
Semi-detached70.3%
Terraced27%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£118k£160k+36.2%2.5
Post-dot-com plateau2001–2003£239k£250k+4.6%1
Pre-crash peak2005–2007£293k£270k-7.8%2.3
GFC & correction2009–2011£325k£290k-10.8%1
Help-to-Buy recovery2013–2016£327k£535k+63.6%1.2
Brexit uncertainty2017–2019£570k£556k-2.5%1.3
Pandemic surge2021–2021£585k£585k+0%3
Rate-rise correction2022–2023£550k£520k-5.5%1
Current market2024–2026£688k£540k-21.5%1.7

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.8% alpha

Semi-detached-0.8% α
Local
6%
District
6.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
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
18 min walk
ChingfordNational Rail
18 min walk
Southbury Rail StationGreater Anglia · Weaver
41 min walk
Highams Park Rail StationWeaver
45 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
52 min walk
No bus stops within 400m

4

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria69 min ↑
Waterloo75 min ↑
Canary Wharf74 min ↑
City ★62 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)

Total spaces (800m)9
Nearest car park153m
Santander docks (800m)0
Nearest cycle dock6.3 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 13.8 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 58%
More green space than 91% 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 · 3.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 12.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

0

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 (713 m)

No restaurants within 800m — nearest: McDonald's (744 m)

Nearest supermarketLondis · 2.6 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)

2.6km

Post office

Nearby cafes

Valley Cafe706 m

Nearby restaurants

McDonald's744 m

Nearby pubs

The Royal Oak713 m
The Kings Head1.0 km

Nearby gyms

Climbing Tower975 m

Nearby health

Kingshead Medical Practice663 m
Food hygiene (5-star)50% of 2

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

30

Investment score

Weak

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

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score16/100
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

38.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,376m
Crossrail 2 route6,901m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,229 nationally

1,547

Est. population

6,168/km²

58%

Employed

32%

Degree educated

£35,500

Median income

6.0%

Claimant rate

SuburbanMedium densityMixed

53

Community stability

Age profile

27%
18%
20%
20%
15%
Under 1827%
18–3418%
35–4920%
50–6420%
65+15%

Tenure

27%
31%
31%
Own outright27%
Own (mortgage)31%
Private rent11%
Social rent31%
Shared ownership1%
Rent free0%

Ethnicity

51%
15%
White British51%
White Other12%
Asian7%
Black15%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine23%
No car household22%
Unemployed4%
No qualifications23%

Housing tenure (Census 2021)

Social rent31%
Private rent11%

vs. London

Income vs London-15.5%
Price vs London+23.1%

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)
2
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
36 homes · PLAYING FIELD, PLAYING FIELD, DRYSDALE AVENUE, E4
Pipeline pressure
NONE

Named schemes (500m)

67-69, 67-69, Yardley Lane, Chingford, E4 7RS3 homes
completed
114, 114, Drysdale Avenue, Chingford, E4 7PE1 homes
completed
47, 47, Yardley Lane, Chingford, E4 7RS1 homes
completed
16, 16, 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 (£640,000)

£19,500

Standard buyer

£19,500

First-time buyer

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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Compare Waltham Forest with nearby boroughs:

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Key facts for E4 7PH

Full postcodeE4 7PH
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardChingford Green
Latitude51.640666
Longitude-0.006475
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