Local market reports › E area › E4
Chingford market report E4, London
The standing E4 (Chingford) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 28,670 sales registered with HM Land Registry in E4 (London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales recorded to August 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: the 2026 median for E4 (London) is £550,000, from 258 registered sales, up 15% on five years earlier; the mean is £554,700, and by floor area homes here have averaged about £5,890 per square metre over the last five years. Behind the figures sit 28,670 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
E4 is the postcode district covering Chingford, Highams Park in London. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where E4 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 prices, from the sold record
Across 258 registered 2026 sales, the typical (median) E4 home went for £550,000. The mean is £554,700, nearly identical to it, meaning sales cluster closely around the typical figure.
E4 prices by floor area
Measured by floor area, the last five years of E4 sales average about £5,890 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Against a national (England and Wales) median of £285,000, E4 runs 93% above it.
E4's median sold price, 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 | £550,000 | £550,000 | 258 |
| 2025 | £540,000 | £552,913 | 696 |
| 2024 | £525,000 | £558,183 | 627 |
| 2023 | £510,000 | £560,365 | 600 |
| 2022 | £507,000 | £594,515 | 707 |
| 2021 | £480,000 | £607,742 | 918 |
| 2020 | £444,000 | £576,099 | 614 |
| 2019 | £435,000 | £570,181 | 699 |
| 2018 | £440,000 | £586,528 | 774 |
| 2017 | £425,000 | £579,657 | 738 |
| 2016 | £408,800 | £571,915 | 760 |
| 2015 | £365,000 | £515,745 | 894 |
| 2014 | £300,000 | £425,602 | 980 |
| 2013 | £280,000 | £402,892 | 827 |
| 2012 | £250,000 | £367,969 | 694 |
| 2011 | £250,000 | £377,404 | 664 |
| 2010 | £250,000 | £392,064 | 660 |
| 2009 | £231,800 | £372,620 | 584 |
| 2008 | £250,000 | £409,803 | 611 |
| 2007 | £250,000 | £424,070 | 1,217 |
| 2006 | £231,500 | £401,854 | 1,349 |
| 2005 | £224,500 | £399,520 | 1,124 |
| 2004 | £210,000 | £381,401 | 1,222 |
| 2003 | £200,000 | £368,449 | 1,190 |
| 2002 | £172,000 | £323,617 | 1,339 |
| 2001 | £138,000 | £265,298 | 1,308 |
| 2000 | £122,200 | £239,818 | 1,152 |
| 1999 | £105,000 | £209,260 | 1,344 |
| 1998 | £91,600 | £184,901 | 1,094 |
| 1997 | £83,500 | £171,242 | 1,140 |
| 1996 | £75,000 | £158,172 | 1,064 |
| 1995 | £73,500 | £159,778 | 822 |
In cash terms the typical E4 home went from £73,500 in 1995 to £550,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 244%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2021; the current median sits about 10% 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 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 (+24.6% on the year before); the weakest, 2009 (−7.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 42% of the typed total. A detached home currently trades at £675,000 against £335,000 for a flat, 2.0 times the price.
Median by property type, E4
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £675,000 | 12 | 966 |
| Semi-detached | £655,000 | 65 | 7,099 |
| Terraced | £566,200 | 114 | 12,161 |
| Flats | £335,000 | 67 | 8,444 |
What E4 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | +1.9% | −0.5% |
| 5 years (since 2021) | +2.8% | −2.0% |
| 6 years (since 2020) | +3.6% | −0.8% |
| 10 years (since 2016) | +3.0% | −0.4% |
| 20 years (since 2006) | +4.4% | +1.6% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
How many homes change hands in E4
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The monthly pulse, last five years
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
Over the last twelve months of data, 503 sales completed in E4. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 1,238 sales a year before the financial crisis and 578 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.
How E4 trades
Among the 20 measurable districts of its area, E4 ranks 5 by median price: firmly in the dearer tier.
Rents around E4
The local authority for E4 is Waltham Forest, and its ONS average private rent currently stands 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.
Against the £550,000 median purchase price, a rent of £1,763 a month (£21,156 a year) works out at a 3.8% 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.
E4 (Chingford): the questions that come up
How much did a house sell for in E4 (Chingford)?
Are property prices falling in E4 (Chingford)?
Is E4 (Chingford) a good place to buy a house?
Are E4 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 15% over five years in cash but down 10% 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
Everything above is what homes in E4 sold for. This is what you could actually buy today: 229 homes currently on the market from 4 agents publishing to HomesIndex, at a typical asking price 3% above the E4 median sold price.
E4 registered 503 sales in the last twelve months; the 229 homes listed now would take about 5 months to clear at that rate. The count covers agents publishing to HomesIndex, so the real stock is larger.
10% 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.
- Beaufort Close, Chingford, London, London
- Aldriche Way, Highams Park, London, London
- Aldriche Way, Highams park, London
"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 →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
When homes in E4 change hands
Take the 3,548 E4 sales dated 2021 to 2025 and sort them by month: March completions lead with 12.4% of the total, January trails with 6.1%. The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 215 | 6.1% |
| February | 300 | 8.5% |
| March | 439 | 12.4% |
| April | 225 | 6.3% |
| May | 234 | 6.6% |
| June | 409 | 11.5% |
| July | 262 | 7.4% |
| August | 291 | 8.2% |
| September | 343 | 9.7% |
| October | 289 | 8.1% |
| November | 278 | 7.8% |
| December | 263 | 7.4% |
The price of an extra bedroom in E
What homes of each size actually sold for across the E area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £620,000 | £890,000 (+44%) | £1,169,324 (+31%) |
| Semi-detached | £435,000 | £525,000 (+21%) | £624,500 (+19%) | £822,500 (+32%) | £1,080,000 (+31%) |
| Terraced | £440,000 | £520,000 (+18%) | £595,000 (+14%) | £725,000 (+22%) | £775,000 (+7%) |
| Flat | £360,000 | £450,000 (+25%) | £555,000 (+23%) | £680,000 (+23%) | £900,000 (+32%) |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
E4 ranks 1 of 20 in the E area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Winners and losers across the E area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside E4, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
How E4 compares nearby
Same city, different markets. The neighbouring districts of the E area, dearest first:
| District | Median | 5-year |
|---|---|---|
| E5 | £603,500 | +5% |
| E8 | £575,000 | -2% |
| E17 | £570,000 | +14% |
| E11 | £555,000 | +8% |
| E4 (this report) | £550,000 | +15% |
| E20 | £550,000 | -23% |
| E9 | £528,000 | -4% |
| E10 | £526,600 | +11% |
| E7 | £522,500 | +9% |
| E2 | £500,000 | -6% |
| E1W | £497,500 | -34% |
| E12 | £477,500 | +9% |
| E18 | £475,000 | -12% |
| E14 | £450,000 | -29% |
| E1 | £449,200 | -12% |
| E15 | £440,000 | -2% |
| E3 | £437,500 | -6% |
| E6 | £420,000 | +8% |
| E13 | £415,000 | +4% |
| E16 | £371,800 | -20% |
Selling a home in E4? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in E4, open the average prices map and zoom from the E4 shading down to the sold homes on your own street. Every recorded E4 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to E4. Free after a one click sign in.
The live map plots every individual E4 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.