Larkswood · Waltham Forest · Chingford and Woodford Green constituency · 51.61946, -0.01522

E4 6SY— Larkswood, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 11/100Yield 3.69%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
58
Safety
85
Schools
90
Transport
11
Environment
61
Investment
41

The bottom line

E4 6SY offers exceptional schools (100% Good/Outstanding) and low crime at £471,000 median — 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.

Check your dealbreakers

Toggle the things that matter to you — see how E4 6SY scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E4 6SY meets your needs.

Location

E4 6SY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-9.4% vs London avg
vs London income-6.7% vs London avg
vs London crime-45.0% vs London avg

Deep-dive guides for E4 6SY

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E4 6SY with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How E4 6SY 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 · 4 min walk

KS2: 105.4

★★

Secondary

Chingford Foundation School

Good · Inspected Oct 2023 · 16 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 · 48 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 1.3km

Crime is 45% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£471,000

Median sale price

9% below London median

£471,000 is 9% below the London median (£520,000)

-16.0%

This year

Terraced

Dominant type

Price history

5-year change
+10.6%
Sales (24 months)5
New build0.0%
Avg semi-detached£480,000
Avg terraced£471,000
Price per m²£5,263/m²
Price per ft²£489/ft²
Avg floor area91.2 m²

EPC breakdown

C
3%
D
23%
E
10%

Based on 36 properties · Confidence: high

Street mix

Semi 33%Terraced 65%Flat 1%

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

Stamp duty

Standard buyer£11,050
First-time buyerFTB
£2,300
Additional propertyBTL/2nd
£25,180

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

12.0×

Price-to-income

£2,356/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£228,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,928
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.2%

Total change

+547%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.3%

per year

Acceleration

-5.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £125k–£150k · 72 sales

Property Type Mix

Total: 72 sales

Semi-detached33.3%
Terraced65.3%
Flat/maisonette1.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£123k+79.3%3.6
Post-dot-com plateau2001–2004£137k£228k+67%3.7
Pre-crash peak2006–2007£225k£265k+17.8%3
GFC & correction2008–2012£235k£233k-0.9%2
Help-to-Buy recovery2013–2016£285k£386k+35.3%1.8
Brexit uncertainty2017–2019£403k£428k+6.2%2
Pandemic surge2020–2021£400k£426k+6.5%2.5
Rate-rise correction2022–2023£463k£510k+10.2%1.5
Current market2024–2026£490k£445k-9.2%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Weakest performer

Semi-detached

-0.2% alpha

Terraced+0% α
Local
7%
District
7%
Semi-detached-0.2% α
Local
5.3%
District
5.5%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
20 min walk
Highams ParkNational Rail
20 min walk
Chingford Rail StationWeaver
29 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
40 min walk
Silver Street Rail StationWeaver · Greater Anglia
46 min walk
No bus stops within 400m

33

Walkability score

58

Footpaths (500m)

0

Santander docks (800m)

4.8 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

18

Car parks (800m)

2

EV chargers (800m)

Nearest car park309m
Santander docks (800m)0
Nearest cycle dock4.8 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 86% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.4 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 55%
Below average green space

Nearest SSSI: Chingford Reservoirs SSSI — 2.4 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

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 3.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

29

Restaurants (800m)

5

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

1

Convenience

Nearest supermarketLondis · 1.6 km
7 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

3

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 Bakers328 m
Wine Lodge926 m

Nearby cafes

Oh My! Coffee Shop & Larder155 m
La Rocca179 m
Costa244 m
Aroma280 m

Nearby restaurants

Lydia117 m
Domino's119 m
Indiano’s Pizza122 m
Super Sushi123 m

Nearby pubs

The Mount228 m
Bojangles295 m
The King's Ford366 m
The Wishing Well382 m

Nearby gyms

Larkswood Leisure Centre719 m
Nuffield Health Fitness & Wellbeing721 m
Energie Fitness945 m

Nearby health

Chingford Dental Care367 m
E4 Primary Care Network632 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

41

Investment score

Moderate

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

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

17/100

Velocity score

Future outlook

53.4

Price growth score

C
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,965m
Crossrail 2 route4,641m

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%
Price vs London-9.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Planning apps (3 years)
7
Borough approval rate
82%
Historic landfill (400m)
1
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£471,000)

£11,050

Standard buyer

£2,300

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in E4 6SY? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E4 6SY.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

What else could £471k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E4 6SY

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E4 6SY

Full postcodeE4 6SY
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardLarkswood
Latitude51.619457
Longitude-0.015220
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