Larkswood · Waltham Forest · Walthamstow constituency · 51.60205, -0.01634

E4 8SL— Larkswood, Waltham Forest

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

The family fortress

 

Schools 100%Safety 65/100Transport 17/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
49
Safety
65
Schools
60
Transport
17
Environment
73
Investment
35

The bottom line

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

The catches: high noise levels nearby; 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.

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Location

E4 8SL

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+92.0% vs London avg

Deep-dive guides for E4 8SL

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E4 8SL 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 · 6 min walk

KS2: 103.8

—

Secondary

South Chingford Foundation School

Not yet inspected · 5 min walk

P8: -0.76A8: 35.4

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

125.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 213.2%

+84% vs borough

Crime by type

Other26%
Violence & sexual offences21%
Anti-social behaviour16%
Vehicle crime13%
Drug offences10%
Burglary7%
Robbery4%
Theft3%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

Road safety

66

Road safety score

22

Accidents (5yr)

3

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.6km

Crime is +92% 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£5,518/m²
Price per ft²£513/ft²
Avg floor area80 m²

EPC breakdown

C
3%
D
13%
E
6%

Based on 22 properties · Confidence: medium

Street mix

Semi 6%Terraced 91%Flat 3%

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£200,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.8%

Total change

+610%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.6%

per year

Acceleration

-25.04

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £400k–£450k · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached7.1%
Terraced89.3%
Flat/maisonette3.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£104k+73.3%1.8
Post-dot-com plateau2002–2004£125k£268k+114%1.7
Pre-crash peak2005–2007£207k£155k-25.1%1
GFC & correction2008–2010£186k£175k-5.9%1.5
Help-to-Buy recovery2013–2016£227k£242k+6.4%1.3
Brexit uncertainty2017–2019£399k£325k-18.5%1.3
Current market2024–2025£415k£426k+2.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.9% alpha

Terraced+0.9% α
Local
9%
District
8.1%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing5
Trend Position40

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
16 min walk
Highams ParkNational Rail
16 min walk
Wood Street Rail StationWeaver
25 min walk
Walthamstow Central Underground StationVictoria
27 min walk
Walthamstow Central Rail StationWeaver
27 min walk
No bus stops within 400m

31

Walkability score

97

Footpaths (500m)

0

Santander docks (800m)

3.6 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

12

Car parks (800m)

3

EV chargers (800m)

Nearest car park213m
Santander docks (800m)0
Nearest cycle dock3.6 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: 9.7 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.0 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

9 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 · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

136

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 756 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)

1

Cinemas (2km)

837m

Post office

Nearby shops

Lifestyle Express667 m
Luks Minimarket707 m
Raji Local838 m

Nearby cafes

Hugs w Mugs Cafe173 m
SiGiBi443 m
Monoux Coffee House511 m
Wadham Cafe617 m

Nearby restaurants

O' Cha Thai232 m
AFC448 m
Monoux Fish Bar499 m
Curry in a Hurry594 m

Nearby gyms

Better Gym Walthamstow Stadium152 m
Arsenal Football Club Youth Academy244 m
Goals575 m
Peter May Sports Centre581 m

Nearby pharmacies

Morrisons Pharmacy704 m

Nearby health

GP CTS871 m
Ching Way Medical Practice872 m
Food hygiene (5-star)50% of 26

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

35

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

35.4

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,173m
Crossrail 2 route3,363m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,195 nationally

1,904

Est. population

8,838/km²

61%

Employed

36%

Degree educated

£41,400

Median income

7.3%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

31%
21%
24%
16%
Under 1831%
18–3421%
35–4924%
50–6417%
65+7%

Tenure

17%
32%
26%
25%
Own outright17%
Own (mortgage)32%
Private rent26%
Social rent25%
Shared ownership1%
Rent free0%

Ethnicity

24%
19%
24%
20%
White British24%
White Other19%
Asian24%
Black20%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine22%
No car household37%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Private rent26%
Social rent26%

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)
9
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
Garages Rear Of 2 To 56, Garages Rear Of 2 To 56, Cecil Road, Walthamstow, E1713 homes
completed
266, 266, Chingford Road, E17 4PJ7 homes
completed
290, 290, Chingford Road, E177 homes
completed
38, 38a, PENRHYN CRESCENT, Walthamstow, E17 5BH4 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
17,996
Constituency
Walthamstow

Councillors

Sam O'ConnellConservative
John MossConservative
Catherine SaumarezConservative

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Key facts for E4 8SL

Full postcodeE4 8SL
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardLarkswood
Latitude51.602049
Longitude-0.016340
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