Larkswood · Waltham Forest · Walthamstow constituency · 51.60860, -0.01614

E4 9AD— Larkswood, Waltham Forest

Location and area intelligence for E4 9AD, Larkswood, Waltham Forest

The family fortress

 

Schools 100%Safety 81/100Transport 20/100Yield 7.10%

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
81
Schools
90
Transport
20
Environment
68
Investment
60

The bottom line

E4 9AD offers exceptional schools (100% Good/Outstanding) and low crime at £245,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 59 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 9AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-52.9% vs London avg
vs London income-1.4% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for E4 9AD

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How E4 9AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ainslie Wood Primary School

Good · Inspected Jul 2023 · 6 min walk

KS2: 106.7

—

Secondary

South Chingford Foundation School

Not yet inspected · 6 min walk

P8: -0.76A8: 35.4

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.5 incidents per 1,000 residents

Better than 51% of London
→ Stable

-7% vs borough

Crime by type

Other28%
Anti-social behaviour19%
Violence & sexual offences19%
Vehicle crime13%
Drug offences12%
Burglary4%
Robbery4%
Theft2%

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 2.3km

Crime is 2% below London average

Property

2 Jul

Prices, sales volume and market trends

£245,000

Median sale price

Bottom 25% — 53% below London median

£245,000 is 53% below the London median (£520,000)

+3.6%

This year

Flat

Dominant type

Price history

5-year change
-11.7%
Sales (24 months)9
New build0.0%
Avg flat£245,000
Price per m²£4,949/m²
Price per ft²£460/ft²
Avg floor area49.5 m²

EPC breakdown

B
3%
C
40%
D
12%
E
4%

Based on 59 properties · Confidence: high

Street mix

Flat 100%

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£7,350

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

5.9×

Price-to-income

£1,226/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£123,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2004–2025 · CAGR

+1.7%

Total change

+42%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-3.59

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 80 sales

Property Type Mix

Total: 80 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£172k£172k+0%2
Pre-crash peak2005–2007£176k£206k+16.7%13.3
GFC & correction2008–2012£140k£136k-2.9%1
Help-to-Buy recovery2013–2016£143k£284k+98.9%3
Brexit uncertainty2017–2018£279k£262k-5.7%2.5
Pandemic surge2021–2021£278k£278k+0%2
Rate-rise correction2022–2023£248k£237k-4.4%3
Current market2024–2025£245k£245k+0%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2% alpha

Flat/maisonette-2% α
Local
1.7%
District
3.7%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
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
14 min walk
Highams ParkNational Rail
14 min walk
Wood Street Rail StationWeaver
33 min walk
Walthamstow Central Underground StationVictoria
36 min walk
Walthamstow Central Rail StationWeaver
36 min walk
No bus stops within 400m

32

Walkability score

53

Footpaths (500m)

0

Santander docks (800m)

4.1 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

15

Car parks (800m)

2

EV chargers (800m)

Nearest car park198m
Santander docks (800m)0
Nearest cycle dock4.1 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.3 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 46%
More green space than 86% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.6 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

17 min walk

52%

Recommend GP

52%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

79

Parks (1km)

12

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: RnR Lounge (757 m)

Nearest supermarketCo-op Food · 1.2 km
4 tennis courts4 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)

781m

Post office

Nearby shops

Wenzel's the Bakers933 m

Nearby cafes

Star Cafe152 m
Arya Lounge205 m
Kety Cafe Bar219 m
Leo’s252 m

Nearby restaurants

Pitstop142 m
Pizza Point171 m
Perfect Fried Chicken192 m
Tandoori Cottage228 m

Nearby pubs

RnR Lounge757 m
The King's Ford866 m
The Wishing Well924 m
Bojangles956 m

Nearby gyms

Bannatyne's Fitness Club150 m
Goals317 m
Energie Fitness321 m
Better Gym Walthamstow Stadium582 m

Nearby pharmacies

Morrisons Pharmacy384 m

Nearby health

Ching Way Medical Practice624 m
GP CTS626 m
Chingford Dental Care872 m
E4 Primary Care Network925 m
Food hygiene (5-star)44% of 48

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

60

Investment score

Good

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
7.1% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score16/100
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 owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

38/100

Velocity score

Future outlook

45.9

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,836m
Crossrail 2 route3,766m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,829 nationally

1,780

Est. population

13,835/km²

60%

Employed

36%

Degree educated

£41,400

Median income

5.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

26%
19%
23%
19%
14%
Under 1826%
18–3419%
35–4923%
50–6419%
65+14%

Tenure

29%
37%
17%
13%
Own outright29%
Own (mortgage)37%
Private rent17%
Social rent13%
Shared ownership3%
Rent free1%

Ethnicity

39%
15%
20%
White British39%
White Other15%
Asian20%
Black11%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine21%
No car household26%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Private rent17%
Social rent13%

vs. London

Income vs London-1.4%
Price vs London-52.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Planning apps (3 years)
7
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)
1
Largest scheme
294 homes · Walthamstow Greyhound Stadium, 300, Walthamstow Greyhound Stadium, 300, Chingford Road, Chingford, E4 8SL
Pipeline pressure
NONE

Named schemes (500m)

Walton House, 123, Walton House, 123, Chingford Mount Road, Titley Close, Chingford, E4 8LT61 homes
completed
OLRO HOUSE, 8, OLRO HOUSE, 8, CHINGFORD MOUNT ROAD, E456 homes
completed
REAR OF, 1-61, REAR OF, 1-61, ROYSTON AVENUE, E446 homes
completed
SITE OF WALTHAM FOREST COLLEGE ANNEXE, 156, SITE OF WALTHAM FOREST COLLEGE ANNEXE, 156, CHINGFORD MOUNT ROAD, E435 homes
completed
83, 83, Chingford Mount Road, Chingford, E4 8LU22 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£245,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E4 9AD

Full postcodeE4 9AD
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardLarkswood
Latitude51.608601
Longitude-0.016141
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