Local market reports › E area › E4 › E4 9
Chingford market report E4 9, London
The E4 9 (Chingford) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 8,505 completed sales registered with HM Land Registry in E4 9 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in E4 9 (London) came in at £560,000, out of 61 registered, up 11% on five years earlier, and the mean stands at £571,400, and by floor area homes here have averaged about £6,200 per square metre over the last five years. The record behind it is 8,505 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
E4 9 is one sector of E4 (London): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where E4 9 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.
What a home in E4 9 sells for
In the E4 9 property market, the 2026 median sale price is £560,000, from 61 registered sales; the mean, the "average house price" most sites quote, is £571,400, sitting practically level with it: prices here bunch tightly around the middle.
What a square metre costs in E4 9
Averaged across five years of sales, floor space in E4 9 costs about £6,200 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
For scale: the England and Wales median is £285,000, so E4 9 trades 96% above the country as a whole.
A typical E4 9 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £560,000 | £560,000 | 61 |
| 2025 | £575,000 | £588,750 | 210 |
| 2024 | £565,000 | £600,711 | 200 |
| 2023 | £547,500 | £601,569 | 202 |
| 2022 | £545,000 | £639,075 | 210 |
| 2021 | £505,000 | £639,395 | 263 |
| 2020 | £450,000 | £583,884 | 209 |
| 2019 | £480,000 | £629,165 | 181 |
| 2018 | £455,000 | £606,524 | 260 |
| 2017 | £460,000 | £627,394 | 199 |
| 2016 | £435,000 | £608,569 | 216 |
| 2015 | £400,000 | £565,200 | 250 |
| 2014 | £293,800 | £416,807 | 324 |
| 2013 | £283,000 | £407,209 | 283 |
| 2012 | £255,000 | £375,328 | 218 |
| 2011 | £263,500 | £397,784 | 199 |
| 2010 | £268,500 | £421,077 | 198 |
| 2009 | £245,000 | £393,840 | 165 |
| 2008 | £263,800 | £432,424 | 158 |
| 2007 | £259,000 | £439,336 | 328 |
| 2006 | £236,000 | £409,666 | 370 |
| 2005 | £220,000 | £391,511 | 321 |
| 2004 | £220,000 | £399,563 | 342 |
| 2003 | £214,000 | £394,240 | 361 |
| 2002 | £176,000 | £331,142 | 384 |
| 2001 | £145,000 | £278,755 | 410 |
| 2000 | £130,000 | £255,125 | 334 |
| 1999 | £100,000 | £199,295 | 401 |
| 1998 | £94,000 | £189,746 | 303 |
| 1997 | £83,500 | £171,242 | 345 |
| 1996 | £76,000 | £160,281 | 330 |
| 1995 | £74,200 | £161,299 | 270 |
In cash terms the typical E4 9 home went from £74,200 in 1995 to £560,000 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 247%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2021; the current median sits about 12% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the E4 9 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 2015 (+36.1% on the year before); the weakest, 2009 (−7.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −2.6% | −4.9% |
| 5 years (since 2021) | +2.1% | −2.6% |
| 10 years (since 2016) | +2.6% | −0.8% |
| 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.
Transaction volumes
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
Over the last twelve months of data, 61 sales completed in E4 9. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 356 sales a year before the financial crisis and 177 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.
The rental side of E4 9
E4 9 falls under Waltham Forest, where the ONS puts the average private rent at £1,763 a month (May 2026 figures). 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.
Set against the £560,000 median sold price, £1,763 a month is £21,156 a year, a gross yield of 3.8%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
E4 9 (Chingford): the questions that come up
Are property prices falling in E4 9 (Chingford)?
Is E4 9 (Chingford) a good place to buy a house?
How much did a house sell for in E4 9 (Chingford)?
What happens to E4 9 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 11% over five years in cash but down 12% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
E4's current homes for sale
The live side of the market holds 245 homes at the moment, listed by 6 agents publishing to HomesIndex.
These cover the whole E4 district, not just E4 9: live asking prices are collected per district.
19% of what is on the market here is asking below what comparable homes actually sold for. 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...
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
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. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the E area is the point: the same five years treated these districts very differently.
E area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full 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 8 | £532,500 | 44 |
Zoom out to the full E4 district report for the type split, monthly volumes and how E4 compares with its neighbours.
Thinking of selling in E4 9? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in E4 9, open the average prices map and zoom from the E4 9 shading down to the sold homes on your own street. Every recorded E4 9 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim E4 9.
Keep digging
Behind the answers sits the same Land Registry record as this page, with E4 9 already set as the subject. Free, one click sign in.
The live map plots every individual E4 9 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.