Larkswood · Waltham Forest · Chingford and Woodford Green constituency · 51.61599, -0.01708

E4 8JL— Larkswood, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 13/100~3% 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
60
Safety
79
Schools
90
Transport
13
Environment
63
Investment
36

The bottom line

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

The catches: high noise levels nearby and 64 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 8JL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for E4 8JL

🛡️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 8JL 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

South Chingford Foundation School

Not yet inspected · 16 min walk

P8: -0.76A8: 35.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 44 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.4 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

+14% vs borough

Crime by type

Other25%
Anti-social behaviour24%
Violence & sexual offences23%
Vehicle crime12%
Theft5%
Drug offences5%
Burglary5%
Robbery2%

Road safety

74

Road safety score

10

Accidents (5yr)

4

KSI (5yr)

9

Serious within 200m

HIGH pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 1.7km

Crime is +19% above 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£4,892/m²
Price per ft²£455/ft²
Avg floor area50.7 m²

EPC breakdown

B
1%
C
7%
D
12%
E
9%
F
2%
G
2%

Based on 33 properties · Confidence: high

Street mix

Semi 9%Terraced 32%Flat 18%Other 41%

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 yield845 kWh/kWp/yr
Rebuild cost estimate£126,750
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)
Roof(another dwelling above)
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

1996–2024 · CAGR

+3.5%

Total change

+163%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.5%

per year

Acceleration

-47.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached16.7%
Terraced58.3%
Flat/maisonette25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£95k£170k+78.4%1.5
Post-dot-com plateau2002–2002£133k£133k+0%1
Pre-crash peak2005–2006£158k£193k+21.8%1
Help-to-Buy recovery2013–2015£392k£420k+7.1%1
Current market2024–2024£250k£250k+0%1

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
18 min walk
Highams ParkNational Rail
18 min walk
Chingford Rail StationWeaver
33 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
40 min walk
Wood Street Rail StationWeaver
43 min walk
No bus stops within 400m

38

Walkability score

74

Footpaths (500m)

0

Santander docks (800m)

4.6 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

12

Car parks (800m)

2

EV chargers (800m)

Nearest car park90m
Santander docks (800m)0
Nearest cycle dock4.6 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.0 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 61%
Above average green space

Nearest SSSI: Chingford Reservoirs SSSI — 2.7 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

27 min walk

52%

Recommend GP

52%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

38

Restaurants (800m)

10

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 1.9 km
4 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

73m

Post office

Nearby shops

Wenzel's the Bakers112 m

Nearby cafes

Coban Cafe63 m
Aroma185 m
Costa221 m
La Rocca269 m

Nearby restaurants

Charcoal Takeout8 m
Kickin Chicken29 m
Fish And Chicken52 m
Pepe's52 m

Nearby pubs

The King's Ford42 m
RnR Lounge85 m
Bojangles132 m
The Wishing Well138 m

Nearby gyms

Energie Fitness542 m
Bannatyne's Fitness Club899 m
Goals1.0 km

Nearby pharmacies

Morrisons Pharmacy987 m

Nearby health

Chingford Dental Care47 m
E4 Primary Care Network368 m
Food hygiene (5-star)48% of 100

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

36

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 score23/100
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

52.5

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,560m
Crossrail 2 route4,269m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,157 nationally

1,886

Est. population

8,132/km²

56%

Employed

35%

Degree educated

£39,200

Median income

4.7%

Claimant rate

SuburbanHigh densityMixed

48

Community stability

Age profile

23%
19%
23%
17%
19%
Under 1823%
18–3419%
35–4923%
50–6417%
65+19%

Tenure

28%
29%
22%
20%
Own outright28%
Own (mortgage)29%
Private rent22%
Social rent20%
Shared ownership1%

Ethnicity

38%
20%
16%
White British39%
White Other20%
Asian16%
Black12%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine22%
No car household32%
Unemployed4%
No qualifications23%

Housing tenure (Census 2021)

Private rent22%
Social rent20%

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)
9
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
61 homes · Walton House, 123, Walton House, 123, Chingford Mount Road, Titley Close, Chingford, E4 8LT
Pipeline pressure
NONE

Named schemes (500m)

Walton House, 123, Walton House, 123, Chingford Mount Road, Titley Close, Chingford, E4 8LT61 homes
completed
175, 175, CHINGFORD MOUNT ROAD, E445 homes
completed
SITE OF WALTHAM FOREST COLLEGE ANNEXE, 156, SITE OF WALTHAM FOREST COLLEGE ANNEXE, 156, CHINGFORD MOUNT ROAD, E435 homes
completed
51-61, 51-61, Hall Lane, Chingford, E4 8HW32 homes
completed
LAND R/O, 219-227, LAND R/O, 219-227, CHINGFORD MOUNT ROAD, E4 8LP16 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 8JL

Full postcodeE4 8JL
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardLarkswood
Latitude51.615990
Longitude-0.017076
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