Larkswood · Waltham Forest · Chingford and Woodford Green constituency · 51.61975, -0.01694

E4 6ST— Larkswood, Waltham Forest

Location and area intelligence for E4 6ST, Larkswood, Waltham Forest

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 10/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
85
Schools
90
Transport
10
Environment
59
Investment
37

The bottom line

E4 6ST offers exceptional schools (100% Good/Outstanding) and low crime — 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 6ST

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-6.7% vs London avg
vs London crime-45.0% vs London avg

Deep-dive guides for E4 6ST

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How E4 6ST has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Lime Academy Larkswood

Good · Inspected Jul 2023 · 5 min walk

KS2: 105.4

★★

Secondary

Chingford Foundation School

Good · Inspected Oct 2023 · 17 min walk

P8: -0.14A8: 46.2

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 49 min walk

4 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

35.8 incidents per 1,000 residents

Better than 74% of London
→ Stable

-47% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour29%
Other25%
Vehicle crime11%
Drug offences3%
Theft2%
Robbery0%
Burglary0%

Road safety

86

Road safety score

6

Accidents (5yr)

2

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 1.4km

Crime is 45% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E4 district median

£525,000

Based on 310 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,018/m²
Price per ft²£466/ft²
Avg floor area54.4 m²

EPC breakdown

C
17%
D
11%
E
7%

Based on 35 properties · Confidence: high

Street mix

Terraced 55%Flat 27%Other 18%

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

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£136,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,928
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+3.6%

Total change

+185%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.7%

per year

Acceleration

-40.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £100k–£125k · 17 sales

Property Type Mix

Total: 17 sales

Terraced70.6%
Flat/maisonette29.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£100k£83k-17.5%1.5
Post-dot-com plateau2001–2002£107k£100k-6.1%1.5
Pre-crash peak2005–2007£250k£240k-4%4
GFC & correction2009–2009£160k£160k+0%1
Help-to-Buy recovery2015–2015£249k£249k+0%1
Current market2025–2025£285k£285k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.8% alpha

Terraced-1.8% α
Local
10.2%
District
12%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Highams Park

Nearby stations

Highams Park Rail StationWeaver
21 min walk
Highams ParkNational Rail
21 min walk
Chingford Rail StationWeaver
30 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
39 min walk
Silver Street Rail StationWeaver · Greater Anglia
44 min walk
No bus stops within 400m

34

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

4.9 km

Nearest cycle dock

Central London commute times

London Bridge71 min ↑
Victoria65 min ↑
Waterloo71 min ↑
Canary Wharf74 min ↑
City ★64 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

15

Car parks (800m)

2

EV chargers (800m)

Nearest car park287m
Santander docks (800m)0
Nearest cycle dock4.9 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 86% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.4 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 86% of London

Nearest SSSI: Chingford Reservoirs SSSI — 2.3 km

Energy

Solar: 850 kWh/kWp/yr

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

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 yield850.0 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE PENRHYN SURGERY

2A PENRHYN AVENUE, WALTHAMSTOW, E17 5DB

32 min walk

52%

Recommend GP

52%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 3.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

29

Restaurants (800m)

5

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 2.3 km
7 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

472m

Post office

Nearby shops

Wenzel's the Bakers318 m
Wine Lodge859 m

Nearby cafes

Oh My! Coffee Shop & Larder43 m
La Rocca150 m
Costa209 m
Aroma251 m

Nearby restaurants

Super Sushi4 m
Lydia9 m
Domino's22 m
Bollywoods45 m

Nearby pubs

The Mount186 m
Bojangles289 m
The Wishing Well352 m
The King's Ford376 m

Nearby gyms

Energie Fitness958 m

Nearby health

Chingford Dental Care372 m
E4 Primary Care Network567 m
Food hygiene (5-star)55% of 83

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

A

High street health

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

42.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,948m
Crossrail 2 route4,587m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,748 nationally

1,814

Est. population

14,513/km²

60%

Employed

33%

Degree educated

£39,200

Median income

5.9%

Claimant rate

SuburbanHigh densityMixed

50

Community stability

Age profile

25%
19%
22%
20%
14%
Under 1825%
18–3419%
35–4922%
50–6420%
65+14%

Tenure

34%
35%
26%
Own outright35%
Own (mortgage)35%
Private rent26%
Social rent4%
Shared ownership0%

Ethnicity

41%
19%
14%
13%
White British41%
White Other20%
Asian14%
Black13%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine20%
No car household26%
Unemployed3%
No qualifications21%

Housing tenure (Census 2021)

Private rent26%
Social rent4%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Planning apps (3 years)
11
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)
4
Largest scheme
82 homes · SUFFIELD RIDGE SITE, SUFFIELD RIDGE SITE, FLAXEN ROAD, E4
Pipeline pressure
NONE

Named schemes (500m)

Rear of 41-43, Rear of 41-43, Old Church Road, Chingford, E4 9ET14 homes
completed
6-8, 6-8, CHERRYDOWN AVENUE, E4 8DP13 homes
completed
1A, 1A, Old Church Road, Chingford, E4 6SJ9 homes
completed
12 Garages Adjacent Substation8 homes
completed
'The Ridges', 8, 'The Ridges', 8, Templeton Avenue, Chingford, E4 6SR7 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
17.0%
Ward turnout
38%
Election year
2022
MP
Sir Iain Duncan Smith (Conservative)
MP majority
4,757
Constituency
Chingford and Woodford Green

Councillors

Sam O'ConnellConservative
John MossConservative
Catherine SaumarezConservative

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Key facts for E4 6ST

Full postcodeE4 6ST
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardLarkswood
Latitude51.619747
Longitude-0.016941
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