Local market reports › E area › E4 › E4 8
Chingford market report E4 8, London
The E4 8 (Chingford) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 6,261 registered sales in E4 8 (London) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in E4 8 (London) came in at £532,500, out of 44 registered, up 16% on five years earlier, and the mean stands at £504,500, and by floor area homes here have averaged about £5,310 per square metre over the last five years. The record behind it is 6,261 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like E4 8 is a single group of streets within E4 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where E4 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
Today's E4 8 prices, from the sold record
In the E4 8 property market, the 2026 median sale price is £532,500, from 44 registered sales; the mean, the "average house price" most sites quote, is £504,500, sitting below it, which usually means a cluster of very cheap recorded transfers is dragging the average down.
What a square metre costs in E4 8
The last five years of sales put E4 8 at roughly £5,310 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Against a national (England and Wales) median of £285,000, E4 8 runs 87% above it.
A typical E4 8 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £532,500 | £532,500 | 44 |
| 2025 | £512,200 | £524,448 | 142 |
| 2024 | £500,000 | £531,603 | 114 |
| 2023 | £490,000 | £538,390 | 113 |
| 2022 | £485,000 | £568,718 | 151 |
| 2021 | £460,000 | £582,419 | 193 |
| 2020 | £440,000 | £570,909 | 118 |
| 2019 | £413,000 | £541,344 | 141 |
| 2018 | £421,500 | £561,867 | 150 |
| 2017 | £409,000 | £557,835 | 185 |
| 2016 | £389,000 | £544,215 | 168 |
| 2015 | £347,000 | £490,311 | 213 |
| 2014 | £300,000 | £425,602 | 190 |
| 2013 | £270,000 | £388,503 | 150 |
| 2012 | £249,500 | £367,233 | 136 |
| 2011 | £215,000 | £324,567 | 141 |
| 2010 | £241,800 | £379,205 | 154 |
| 2009 | £230,500 | £370,531 | 132 |
| 2008 | £250,000 | £409,803 | 141 |
| 2007 | £250,000 | £424,070 | 282 |
| 2006 | £225,000 | £390,571 | 313 |
| 2005 | £220,000 | £391,511 | 217 |
| 2004 | £213,500 | £387,758 | 278 |
| 2003 | £200,000 | £368,449 | 260 |
| 2002 | £167,200 | £314,585 | 322 |
| 2001 | £133,000 | £255,686 | 292 |
| 2000 | £112,000 | £219,800 | 302 |
| 1999 | £98,000 | £195,309 | 313 |
| 1998 | £89,000 | £179,653 | 212 |
| 1997 | £82,800 | £169,806 | 280 |
| 1996 | £72,000 | £151,845 | 231 |
| 1995 | £70,000 | £152,169 | 183 |
In cash terms the typical E4 8 home went from £70,000 in 1995 to £532,500 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 250%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 9% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E4 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2002 (+25.7% on the year before); the weakest, 2011 (−11.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +4.0% | +1.5% |
| 5 years (since 2021) | +3.0% | −1.8% |
| 10 years (since 2016) | +3.2% | −0.2% |
| 20 years (since 2006) | +4.4% | +1.6% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
The turnover behind the prices
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 44 E4 8 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 283 sales a year before the financial crisis and 113 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What homes rent for around E4 8
For renting purposes E4 8 sits in Waltham Forest. The ONS average private rent there is £1,763 a month (May 2026). Size sets most of the rent: one-beds average £1,400 a month here against £2,568 for four or more bedrooms.
Average monthly rent by size, Waltham Forest
ONS Price Index of Private Rents, May 2026.
Against the £532,500 median purchase price, a rent of £1,763 a month (£21,156 a year) works out at a 4.0% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Reading the E4 8 market
This is a thin market: 44 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict.
Common questions on E4 8 (Chingford)
Is E4 8 (Chingford) a good place to buy a house?
How much did a house sell for in E4 8 (Chingford)?
Are property prices falling in E4 8 (Chingford)?
What happens to E4 8 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 16% over five years in cash but down 9% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What is for sale in E4 right now
This is what you could actually buy today: 245 homes currently on the market from 6 agents publishing to HomesIndex.
These cover the whole E4 district, not just E4 8: live asking prices are collected per district.
19% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Handsworth Avenue, Highams Park
- Waltham Way, Chingford, London, London
- Higham Station Avenue, Chingford, Lon...
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every E4 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in E
The Land Registry record, split by size: what each kind of home actually sold for across the E area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £545,000 | £820,000 (+50%) | £1,197,500 (+46%) | — |
| Semi-detached | £435,000 | £530,000 (+22%) | £650,000 (+23%) | £900,000 (+38%) | £1,205,000 (+34%) |
| Terraced | £435,000 | £525,000 (+21%) | £643,000 (+22%) | £842,000 (+31%) | £1,150,000 (+37%) |
| Flat | £372,500 | £490,000 (+32%) | £695,000 (+42%) | £1,095,000 (+58%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the E area is the point: the same five years treated these districts very differently.
Five-year change in the median, E area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in E4
A few minutes' walk can separate two very different markets. Here are E4's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E4 6 | £490,000 | 61 |
| E4 7 | £600,000 | 43 |
| E4 9 | £560,000 | 61 |
Zoom out to the full E4 district report for the type split, monthly volumes and how E4 compares with its neighbours.
Selling in E4 8? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in E4 8, open the average prices map and zoom from the E4 8 shading down to the sold homes on your own street. Every recorded E4 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working E4 8: the featured spot on this report is free for founding agents, one per district. Claim E4 8.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to E4 8. Free after a one click sign in.
The live map plots every individual E4 8 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.