Chingford Green · Waltham Forest · Chingford and Woodford Green constituency · 51.64391, -0.01025

E4 7QB— Chingford Green, Waltham Forest

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

The family fortress

 

Schools 100%Safety 75/100Transport 10/100Yield 3.81%

Best for: Families, Owner-occupiers

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

Liveability
47
Safety
75
Schools
95
Transport
10
Environment
77
Investment
40

The bottom line

E4 7QB offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £456,250 median — 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 7QB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-12.3% vs London avg
vs London income-15.5% vs London avg
vs London crime+56.0% vs London avg

Deep-dive guides for E4 7QB

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E4 7QB 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 · 20 min walk

P8: -0.14A8: 46.2

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 82 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 · 1.6km

Crime is +56% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£456,250

Median sale price

12% below London median

£456,250 is 12% below the London median (£520,000)

+0.8%

This year

Semi-detached

Dominant type

Price history

5-year change
-12.3%
Sales (24 months)6
New build0.0%
Avg semi-detached£456,250
Avg terraced£527,500
Avg flat£342,400
Price per m²£5,311/m²
Price per ft²£493/ft²
Avg floor area86.8 m²

EPC breakdown

B
2%
C
18%
D
15%
E
3%
F
1%

Based on 39 properties · Confidence: high

Street mix

Semi 68%Terraced 11%Flat 21%

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£10,312
First-time buyerFTB
£1,562
Additional propertyBTL/2nd
£24,000

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

12.9×

Price-to-income

£2,282/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£217,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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

1996–2026 · CAGR

+6.3%

Total change

+530%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.9%

per year

Acceleration

+14.43

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £75k–£100k · 57 sales

Property Type Mix

Total: 57 sales

Semi-detached68.4%
Terraced10.5%
Flat/maisonette21.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£73k£87k+19.2%1.5
Post-dot-com plateau2001–2004£146k£193k+31.8%3.8
Pre-crash peak2005–2006£212k£182k-14.2%3
GFC & correction2008–2012£115k£208k+80.4%1.5
Help-to-Buy recovery2014–2016£228k£330k+45.1%3
Brexit uncertainty2017–2019£373k£395k+6%2
Pandemic surge2021–2021£520k£520k+0%1
Rate-rise correction2022–2022£458k£458k+0%2
Current market2024–2026£528k£460k-12.8%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Weakest performer

Semi-detached

-0.4% alpha

Flat/maisonette+0.7% α
Local
7.2%
District
6.5%
Semi-detached-0.4% α
Local
6.3%
District
6.7%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing4
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
23 min walk
ChingfordNational Rail
23 min walk
Southbury Rail StationGreater Anglia · Weaver
37 min walk
Highams Park Rail StationWeaver
50 min walk
Turkey Street Rail StationWeaver · Greater Anglia
51 min walk
No bus stops within 400m

9

Walkability score

30

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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park302m
Santander docks (800m)0
Nearest cycle dock6.5 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: 14.1 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Chingford Reservoirs SSSI — 0.8 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

Nearest hospitalThe Holly Private Hospital · 3.7 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

30

Parks (1km)

0

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 (997 m)

No restaurants within 800m — nearest: McDonald's (952 m)

Nearest supermarketLondis · 3.1 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)

2.2km

Post office

Nearby cafes

Valley Cafe271 m

Nearby restaurants

McDonald's952 m

Nearby pubs

The Royal Oak997 m

Nearby health

Kingshead Medical Practice948 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

40

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score10/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months4

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

33/100

Velocity score

Future outlook

29

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,617m
Crossrail 2 route7,081m

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-12.3%

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)
1
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)

Garages Adjacent to 134-136, Garages Adjacent to 134-136, Antlers Hill, Chingford, E43 homes
completed
216, 216, Sewardstone Road, Chingford, E4 7QA2 homes
completed
71, 71, BOARDMAN AVENUE, Chingford, London, E4 7QB2 homes
completed
Land adjcent to 101, Land adjcent to 101, Antlers Hill, Chingford, E4 7RX2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£456,250)

£10,312

Standard buyer

£1,562

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 7QB

Full postcodeE4 7QB
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardChingford Green
Latitude51.643913
Longitude-0.010249
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