Larkswood · Waltham Forest · Walthamstow constituency · 51.60372, -0.01413

E4 8BJ— Larkswood, Waltham Forest

Location and area intelligence for E4 8BJ, Larkswood, Waltham Forest

The family fortress

 

Schools 100%Safety 74/100Transport 21/100Low yield 3.31%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
55
Safety
74
Schools
60
Transport
21
Environment
71
Investment
45

The bottom line

E4 8BJ offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: 59 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E4 8BJ 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 8BJ meets your needs.

Location

E4 8BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.4% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for E4 8BJ

🛡️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 8BJ with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E4 8BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Chapel End Junior Academy

Not yet inspected · 8 min walk

KS2: 103.8

—

Secondary

South Chingford Foundation School

Not yet inspected · 2 min walk

P8: -0.76A8: 35.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 27 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

64.9 incidents per 1,000 residents

Better than 50% of London
↑ Rising 911.8%

-5% vs borough

Crime by type

Other26%
Violence & sexual offences23%
Vehicle crime22%
Anti-social behaviour17%
Burglary6%
Drug offences3%
Robbery2%
Theft1%

Stop & search

0.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.9km

Crime is 0% below London average

Property

Prices, sales volume and market trends

Avg floor area106.3 m²

EPC breakdown

B
120%
C
2%
D
1%

Based on 123 properties · Confidence: high

Street mix

Terraced 10%Flat 90%

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

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£265,750
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsAverage thermal transmittance 0.20 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2024 · CAGR

+-12.1%

Total change

-59%

Market Activity

Price Velocity & Acceleration

Current Velocity

-41.3%

per year

Acceleration

-24.66

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 10 sales

Property Type Mix

Total: 10 sales

Terraced10%
Flat/maisonette90%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2017£326k£326k+0%1
Pandemic surge2020–2021£253k£465k+83.8%1
Rate-rise correction2022–2023£270k£225k-16.7%3
Current market2024–2024£132k£132k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-18.4% alpha

Flat/maisonette-18.4% α
Local
-16.7%
District
1.7%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
14 min walk
Highams ParkNational Rail
14 min walk
Wood Street Rail StationWeaver
26 min walk
Walthamstow Central Underground StationVictoria
29 min walk
Walthamstow Central Rail StationWeaver
29 min walk
No bus stops within 400m

28

Walkability score

68

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge67 min ↑
Victoria ★59 min
Waterloo67 min ↑
Canary Wharf66 min ↑
City60 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

10

Car parks (800m)

3

EV chargers (800m)

Nearest car park147m
Santander docks (800m)0
Nearest cycle dock3.8 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: 9.9 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 16%
More green space than 92% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.1 km

Energy

Solar: 845 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 yield845.3 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

12 min walk

52%

Recommend GP

52%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

125

Parks (1km)

6

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 971 m
6 sports halls

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)

1.1km

Post office

Nearby shops

Lifestyle Express786 m

Nearby cafes

Hugs w Mugs Cafe79 m
Wadham Cafe550 m
SiGiBi627 m
Morrisons Cafe643 m

Nearby restaurants

O' Cha Thai471 m
Curry in a Hurry532 m
WF Catering at Selwyn Primary School574 m
AFC631 m

Nearby gyms

Better Gym Walthamstow Stadium121 m
Arsenal Football Club Youth Academy214 m
Peter May Sports Centre430 m
Goals513 m

Nearby pharmacies

Morrisons Pharmacy659 m
Food hygiene (5-star)53% of 36

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

45

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

24.1

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,407m
Crossrail 2 route3,586m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,428 nationally

2,652

Est. population

13,243/km²

65%

Employed

41%

Degree educated

£41,400

Median income

6.1%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

30%
22%
25%
15%
Under 1830%
18–3422%
35–4925%
50–6415%
65+8%

Tenure

20%
26%
25%
18%
Own outright20%
Own (mortgage)26%
Private rent25%
Social rent18%
Shared ownership12%
Rent free0%

Ethnicity

30%
17%
22%
18%
White British30%
White Other17%
Asian22%
Black18%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine18%
No car household27%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent25%
Social rent18%

vs. London

Income vs London-1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Planning apps (3 years)
8
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
294 homes · Walthamstow Greyhound Stadium, 300, Walthamstow Greyhound Stadium, 300, Chingford Road, Chingford, E4 8SL
Pipeline pressure
NONE

Named schemes (500m)

Walthamstow Greyhound Stadium, 300, Walthamstow Greyhound Stadium, 300, Chingford Road, Chingford, E4 8SL294 homes
completed
290, 290, Chingford Road, E177 homes
completed
Salisbury Hall Gardens, Salisbury Hall Gardens, Chingford Road, Chingford, E4 8SA4 homes
completed
Land Adjoining 15, Land Adjoining 15, Marlborough Road, Chingford, E42 homes
completed
129, 129, Kitchener Road, Walthamstow, E17 4LJ1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
17.0%
Ward turnout
38%
Election year
2022
MP
Ms Stella Creasy (Labour (Co-op))
MP majority
4,757
Constituency
Chingford and Woodford Green

Councillors

Sam O'ConnellConservative
John MossConservative
Catherine SaumarezConservative

Live in E4 8BJ? 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 8BJ.
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

Similar postcodes

Frequently asked questions

📍 Track E4 8BJ

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

No spam. Unsubscribe anytime.

Key facts for E4 8BJ

Full postcodeE4 8BJ
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardLarkswood
Latitude51.603720
Longitude-0.014130
Parliamentary constituencyWalthamstow
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