Chingford Green · Waltham Forest · Chingford and Woodford Green constituency · 51.63927, -0.00531

E4 7PQ— Chingford Green, Waltham Forest

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

The family fortress

 

Schools 100%Safety 82/100Transport 15/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
82
Schools
95
Transport
15
Environment
93
Investment
33

The bottom line

E4 7PQ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — 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 7PQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E4 7PQ

🛡️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 7PQ 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 · 13 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 · 76 min walk

1 primaries · 0 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 · 1.1km

Crime is 11% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,051/m²
Price per ft²£562/ft²
Avg floor area78.4 m²

EPC breakdown

C
6%
D
4%
E
5%
F
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 29%Terraced 41%Flat 24%Other 6%

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£196,000
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)
Roof(another dwelling above)
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

1996–2025 · CAGR

+7.5%

Total change

+719%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.1%

per year

Acceleration

-65.45

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached31.3%
Terraced43.8%
Flat/maisonette25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£58k£123k+112.1%1.5
Post-dot-com plateau2002–2004£163k£230k+41.5%1.3
GFC & correction2008–2011£280k£215k-23.2%1
Brexit uncertainty2018–2019£391k£414k+6%1
Pandemic surge2021–2021£250k£250k+0%1
Rate-rise correction2023–2023£340k£340k+0%1
Current market2024–2025£528k£475k-10.1%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
16 min walk
ChingfordNational Rail
16 min walk
Southbury Rail StationGreater Anglia · Weaver
43 min walk
Highams Park Rail StationWeaver
43 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
52 min walk
No bus stops within 400m

4

Walkability score

21

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 park92m
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 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: 13.7 km away✗ Not Green Belt✗ Not AONB90% green spaceTree canopy: 52%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 1.1 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): 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

RYDAL

375 HIGH ROAD, IG8 9QJ

48 min walk

81%

Recommend GP

81%

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 · 12.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

31

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 (628 m)

No restaurants within 800m — nearest: McDonald's (698 m)

Nearest supermarketLondis · 2.5 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 Cafe881 m
Helen’s Coffee On The Green1.0 km

Nearby restaurants

McDonald's698 m
ISO Sushi1.1 km
Cugini1.1 km
Grill On The Green1.1 km

Nearby pubs

The Royal Oak628 m
The Kings Head856 m

Nearby gyms

Climbing Tower1.1 km

Nearby health

Kingshead Medical Practice582 m
Food hygiene (5-star)50% of 4

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

33

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 score17/100
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

46.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,263m
Crossrail 2 route6,815m

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%

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)
3
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
47, 47, Yardley Lane, Chingford, E4 7RS1 homes
completed
114, 114, Drysdale Avenue, Chingford, E4 7PE1 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 7PQ

Full postcodeE4 7PQ
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardChingford Green
Latitude51.639270
Longitude-0.005308
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