Larkswood · Waltham Forest · Chingford and Woodford Green constituency · 51.61710, -0.00166

E4 6UB— Larkswood, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 29/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
52
Safety
80
Schools
90
Transport
29
Environment
62
Investment
33

The bottom line

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

The catch: 48 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 6UB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.6% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for E4 6UB

🛡️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 6UB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Longshaw Primary Academy

Good · Inspected Sept 2023 · 7 min walk

KS2: 104.7

★★

Secondary

Highams Park School

Good · Inspected May 2024 · 13 min walk

P8: +0.09A8: 50.4

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.0 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

+0% vs borough

Crime by type

Other26%
Violence & sexual offences25%
Vehicle crime20%
Anti-social behaviour19%
Drug offences7%
Burglary2%
Theft1%
Robbery1%

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 · 1.4km

Crime is +5% above 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£5,966/m²
Price per ft²£554/ft²
Avg floor area81.8 m²

EPC breakdown

B
7%
C
36%
D
2%
E
1%

Based on 46 properties · Confidence: high

Street mix

Semi 3%Terraced 46%Flat 51%

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£204,500
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, filled cavity
RoofPitched, 250 mm loft insulation
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

1996–2026 · CAGR

+6.8%

Total change

+626%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.7%

per year

Acceleration

-96.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached2.7%
Terraced45.9%
Flat/maisonette51.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£62k£107k+72.6%1.7
Post-dot-com plateau2001–2004£117k£235k+100.4%1.5
Pre-crash peak2005–2007£234k£144k-38.5%1.7
GFC & correction2008–2011£125k£145k+16.5%1.3
Help-to-Buy recovery2013–2015£208k£208k+0%2.7
Brexit uncertainty2018–2019£245k£229k-6.7%1.5
Pandemic surge2020–2021£371k£242k-34.8%2
Current market2025–2026£468k£450k-3.7%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Weakest performer

Terraced

-0.7% alpha

Flat/maisonette-0.2% α
Local
3.9%
District
4.1%
Terraced-0.7% α
Local
7.3%
District
8%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position10

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
12 min walk
Highams ParkNational Rail
12 min walk
Chingford Rail StationWeaver
24 min walk
Woodford Underground StationCentral
34 min walk
Roding Valley Underground StationCentral
39 min walk
No bus stops within 400m

19

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

4.8 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria56 min ↑
Waterloo61 min ↑
Canary Wharf60 min ↑
City ★48 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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park165m
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 waterLOW
Low
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: 11.6 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Chingford Reservoirs SSSI — 2.9 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): None recorded

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 FOREST SURGERY

2 MACDONALD ROAD, WALTHAMSTOW, E17 4BA

31 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

6

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 2.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 11.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketLondis · 646 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

645m

Post office

Nearby cafes

Royal Star Cafe625 m
Lloyd’s850 m
Station Café939 m
Romeo’s Sandwich House956 m

Nearby restaurants

Harvester395 m
Vujon437 m
Shack No.14541 m
Harry's fishnchips564 m

Nearby pubs

The Larkshall68 m
The County Arms1.1 km
The Stag and Lantern1.1 km
Vino Tap1.1 km

Nearby gyms

Nuffield Health Fitness & Wellbeing270 m
Larkswood Leisure Centre301 m
The Fitness Space1.1 km
Lotus Health And Fitness1.2 km

Nearby health

Old Church Surgery338 m
Handsworth Medical Practice1.0 km
Food hygiene (5-star)55% of 11

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

E

High street health

Investment

Investment grade, yield and market outlook

33

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 score12/100
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

30

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,126m
Crossrail 2 route5,139m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,165 nationally

1,543

Est. population

9,017/km²

52%

Employed

29%

Degree educated

£38,800

Median income

6.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

48

Community stability

Age profile

20%
18%
19%
22%
21%
Under 1820%
18–3418%
35–4919%
50–6422%
65+21%

Tenure

24%
21%
41%
Own outright24%
Own (mortgage)21%
Private rent12%
Social rent41%
Shared ownership2%

Ethnicity

56%
13%
White British56%
White Other12%
Asian8%
Black13%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine23%
No car household34%
Unemployed5%
No qualifications28%

Housing tenure (Census 2021)

Social rent41%
Private rent12%

vs. London

Income vs London-7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (3 years)
4
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)
0
Largest scheme
119 homes · Naseberry Court, 2, MERRIAM CLOSE, E4 9JQ
Pipeline pressure
NONE

Named schemes (500m)

CHINGFORD HOSPITAL, CHINGFORD HOSPITAL, LARKSHALL ROAD, E4 6NL118 homes
completed
SITE LARKSHALL CLUB, 313A, SITE LARKSHALL CLUB, 313A, LARKSHALL ROAD, E4 9HZ14 homes
completed
SITE OF LARKSHALL, SITE OF LARKSHALL, FRIARS CLOSE, E410 homes
completed
203, 203, Larkshall Road, Chingford, E4 6NT5 homes
completed
3 & 4, 3 & 4, Navestock Close, E4 6XN2 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 6UB

Full postcodeE4 6UB
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardLarkswood
Latitude51.617105
Longitude-0.001657
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