The bottom line
E4 9LX offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.
The catch: 47 min to city — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how E4 9LX scores on each.
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Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for E4 9LX
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Postcode Personality
“The family fortress”
How E4 9LX has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
100
Education score
Primary
Selwyn Primary School
Outstanding · Inspected May 2022 · 3 min walk
KS2: 108.0
Secondary
South Chingford Foundation School
Not yet inspected · 7 min walk
100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km
Childcare
Childcare
Church Hill Nursery School
Not inspected · 33 min walk
4 primaries · 2 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
43.9 incidents per 1,000 residents
-35% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
1
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Chingford Fire Station · 2.4km
Crime is 32% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 90 properties · Confidence: high
Street mix
LHA rates — Outer North East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2015–2021 · CAGR
+1.6%
Total change
+10%
Market Activity
Price Velocity & Acceleration
Current Velocity
-11.9%
per year
Acceleration
-8.85
change in velocity
Market State
Downturn
Price Distribution
P25: £125k–£150k · P75: £150k–£175k · 4 sales
Property Type Mix
Total: 4 sales
By decade
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Help-to-Buy recovery | 2015–2015 | £128k | £128k | +0% | 1 |
| Brexit uncertainty | 2019–2019 | £165k | £165k | +0% | 1 |
| Pandemic surge | 2020–2021 | £160k | £141k | -11.9% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
28
Walkability score
31
Footpaths (500m)
0
Santander docks (800m)
4.1 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
16
Car parks (800m)
0
EV chargers (800m)
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Chingford Reservoirs SSSI — 3.8 km
Energy
Ground stability
Geology: CLAY, SILT AND SAND
Subsidence risk: Medium
Shrink-swell: Medium
Running sand risk: Low
Landslide records (2km): 1
Landslide susceptibility: Low
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
THE FOREST SURGERY
2 MACDONALD ROAD, WALTHAMSTOW, E17 4BA
18 min walk
71%
Recommend GP
71%
Overall GP experience
0
GPs within 1km
0
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
72
Parks (1km)
22
Restaurants (800m)
15
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
2
Gyms (1km)
7
Sports (1km)
0
Convenience
No pubs within 400m — nearest: Vino Tap (315 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
1.2km
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
43
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
33.7
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 4/10
More deprived than average
Index of Multiple Deprivation
Rank: 10,146 nationally
1,753
Est. population
17,641/km²
61%
Employed
38%
Degree educated
£41,400
Median income
7.7%
Claimant rate
44
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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