Chingford Green · Waltham Forest · Chingford and Woodford Green constituency · 51.64003, -0.01106

E4 7QA— Chingford Green, Waltham Forest

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

The family fortress

 

Schools 100%Safety 75/100Transport 10/100~3% yield · indicativeOnly 1 sales — thin data

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
10
Environment
76
Investment
33

The bottom line

E4 7QA 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: 64 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 7QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for E4 7QA

🛡️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 7QA 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 · 3 min walk

KS2: 112.6

★★

Secondary

Chingford Foundation School

Good · Inspected Oct 2023 · 14 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 · 77 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

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

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,161/m²
Price per ft²£480/ft²
Avg floor area123.8 m²

EPC breakdown

B
1%
C
3%
D
14%
E
3%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 82%Terraced 16%Detached 2%

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£309,500
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 CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.8%

Total change

+619%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.8%

per year

Acceleration

-27.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 44 sales

Property Type Mix

Total: 44 sales

Detached2.3%
Semi-detached81.8%
Terraced15.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£88k£131k+49.7%2
Post-dot-com plateau2001–2004£216k£279k+29.2%3.7
Pre-crash peak2005–2007£325k£310k-4.6%1.7
GFC & correction2010–2012£315k£285k-9.5%1
Help-to-Buy recovery2013–2016£350k£600k+71.5%1.3
Brexit uncertainty2017–2018£468k£553k+18.3%2
Pandemic surge2020–2020£520k£520k+0%2
Rate-rise correction2022–2023£720k£520k-27.8%1
Current market2024–2025£648k£629k-2.8%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.1% alpha

Semi-detached-0.1% α
Local
7.4%
District
7.5%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
21 min walk
ChingfordNational Rail
21 min walk
Southbury Rail StationGreater Anglia · Weaver
38 min walk
Highams Park Rail StationWeaver
45 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
48 min walk
No bus stops within 400m

7

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria71 min ↑
Waterloo77 min ↑
Canary Wharf76 min ↑
City ★64 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)

Total spaces (800m)9
Nearest car park132m
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 waterMEDIUM
Medium
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: 13.6 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 70%
More green space than 88% 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): 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

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

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Royal Oak (564 m)

Nearest supermarketLondis · 2.7 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)

2.8km

Post office

Nearby cafes

Valley Cafe693 m

Nearby restaurants

McDonald's522 m

Nearby pubs

The Royal Oak564 m

Nearby health

Kingshead Medical Practice515 m
Food hygiene (5-star)46% of 11

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 score14/100
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

26.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,194m
Crossrail 2 route6,677m

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%

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)
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
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
216, 216, Sewardstone Road, Chingford, E4 7QA2 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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Key facts for E4 7QA

Full postcodeE4 7QA
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardChingford Green
Latitude51.640033
Longitude-0.011055
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