Larkswood · Waltham Forest · Chingford and Woodford Green constituency · 51.62038, -0.01437

E4 6TD— Larkswood, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 14/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
85
Schools
90
Transport
14
Environment
61
Investment
37

The bottom line

E4 6TD offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 56 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 6TD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for E4 6TD

🛡️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 6TD 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 · 15 min walk

P8: -0.14A8: 46.2

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 50 min walk

3 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 1.2km

Crime is 45% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,044/m²
Price per ft²£561/ft²
Avg floor area86 m²

EPC breakdown

B
1%
C
3%
D
29%
E
8%
F
4%

Based on 45 properties · Confidence: high

Street mix

Semi 8%Terraced 84%Flat 8%

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£215,000
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.4%

Total change

+512%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.9%

per year

Acceleration

-6.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 85 sales

Property Type Mix

Total: 85 sales

Semi-detached8.2%
Terraced85.9%
Flat/maisonette5.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£83k£115k+39.4%4.2
Post-dot-com plateau2001–2004£154k£227k+47.2%3.2
Pre-crash peak2005–2007£219k£240k+9.8%3.3
GFC & correction2008–2012£265k£230k-13.2%1.4
Help-to-Buy recovery2013–2016£253k£413k+63.4%3
Brexit uncertainty2017–2019£422k£426k+1%3.3
Pandemic surge2020–2021£404k£409k+1.2%3.5
Rate-rise correction2022–2022£500k£500k+0%3
Current market2024–2025£520k£505k-2.9%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
7.4%
District
7.8%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
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
27 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
41 min walk
Woodford Underground StationCentral
46 min walk
No bus stops within 400m

31

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

4.9 km

Nearest cycle dock

Central London commute times

London Bridge61 min ↑
Victoria67 min ↑
Waterloo73 min ↑
Canary Wharf76 min ↑
City ★56 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

16

Car parks (800m)

2

EV chargers (800m)

Nearest car park425m
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 waterMEDIUM
Medium
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: 11.5 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

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

33 min walk

52%

Recommend GP

52%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 3.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

29

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Mount (341 m)

Nearest supermarketLondis · 1.5 km
7 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

589m

Post office

Nearby shops

Wenzel's the Bakers446 m
Wine Lodge856 m

Nearby cafes

Oh My! Coffee Shop & Larder234 m
La Rocca293 m
Costa359 m
Aroma396 m

Nearby restaurants

The Best166 m
Bollywoods167 m
Brown Eagle168 m
Super Sushi189 m

Nearby pubs

The Mount341 m
Bojangles413 m
The King's Ford483 m
The Wishing Well499 m

Nearby gyms

Nuffield Health Fitness & Wellbeing714 m
Larkswood Leisure Centre721 m
Energie Fitness1.1 km

Nearby health

Chingford Dental Care485 m
E4 Primary Care Network743 m
Food hygiene (5-star)55% of 84

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

44.9

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,082m
Crossrail 2 route4,756m

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)
5
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)

SUFFIELD RIDGE SITE, SUFFIELD RIDGE SITE, FLAXEN ROAD, E482 homes
completed
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
73-75, 73-75, CHINGFORD AVENUE, E412 homes
completed
77-79, 77-79, CHINGFORD AVENUE, E410 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 6TD

Full postcodeE4 6TD
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardLarkswood
Latitude51.620378
Longitude-0.014371
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