Larkswood · Waltham Forest · Walthamstow constituency · 51.60774, -0.01073

E4 9AN— Larkswood, Waltham Forest

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

The family fortress

 

Schools 100%Safety 74/100Transport 26/100Low yield 3.31%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
56
Safety
74
Schools
90
Transport
26
Environment
67
Investment
45

The bottom line

E4 9AN 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 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E4 9AN

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 9AN

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E4 9AN 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 · 5 min walk

KS2: 106.7

—

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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 32 min walk

4 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: Chingford Fire Station · 2.5km

Crime is 0% below London average

Property

Prices, sales volume and market trends

Avg floor area88.4 m²

EPC breakdown

C
3%
D
4%

Based on 7 properties · Confidence: low

Street mix

Semi 35%Terraced 65%

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£221,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

1996–2023 · CAGR

+7.5%

Total change

+606%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.2%

per year

Acceleration

-56.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £100k–£125k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached34.6%
Terraced65.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£82k£147k+79.8%2
Post-dot-com plateau2001–2004£172k£237k+38.1%2
Pre-crash peak2007–2007£273k£273k+0%1
GFC & correction2011–2011£250k£250k+0%1
Help-to-Buy recovery2015–2015£450k£450k+0%1
Brexit uncertainty2017–2019£483k£480k-0.6%1
Pandemic surge2021–2021£470k£470k+0%1
Rate-rise correction2022–2023£670k£575k-14.2%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+1.2% alpha

Weakest performer

Terraced

-1.8% alpha

Semi-detached+1.2% α
Local
18.3%
District
17.1%
Terraced-1.8% α
Local
13.9%
District
15.7%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
9 min walk
Highams ParkNational Rail
9 min walk
Wood Street Rail StationWeaver
30 min walk
Walthamstow Central Underground StationVictoria
35 min walk
Walthamstow Central Rail StationWeaver
35 min walk
No bus stops within 400m

19

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

4.0 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

17

Car parks (800m)

1

EV chargers (800m)

Nearest car park360m
Santander docks (800m)0
Nearest cycle dock4.0 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: 10.4 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.7 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 FOREST SURGERY

2 MACDONALD ROAD, WALTHAMSTOW, E17 4BA

19 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

98

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Vino Tap (643 m)

Nearest supermarketCo-op Food · 1.4 km
6 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)

998m

Post office

Nearby shops

Lifestyle Express1.2 km

Nearby cafes

Lloyd’s449 m
Star Cafe511 m
Arya Lounge550 m
Kety Cafe Bar559 m

Nearby restaurants

WF Catering at Selwyn Primary School335 m
Pitstop504 m
Pizza Point526 m
Perfect Fried Chicken542 m

Nearby pubs

Vino Tap643 m
The Stag and Lantern677 m
RnR Lounge974 m
The King's Ford1.1 km

Nearby gyms

Bannatyne's Fitness Club505 m
Peter May Sports Centre569 m
The Fitness Space583 m
Better Gym Walthamstow Stadium598 m

Nearby pharmacies

Morrisons Pharmacy740 m

Nearby health

Chingford Dental Care1.1 km
Food hygiene (5-star)59% of 17

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 score16/100
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

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,912m
Crossrail 2 route4,017m

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)
4

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)

Street Record, LENA KENNEDY CLOSE, Chingford45 homes
completed
'PLATEAU SITE', 'PLATEAU SITE', HIGHAMS STATION AVENUE, E444 homes
completed
SITE OF GARAGES, REAR OF, 97, SITE OF GARAGES, REAR OF, 97, ALDRICHE WAY, E414 homes
completed
SITE OF GARAGES, REAR OF, 49, SITE OF GARAGES, REAR OF, 49, ALDRICHE WAY, E412 homes
completed
29 Edward Avenue,, 295 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

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Key facts for E4 9AN

Full postcodeE4 9AN
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardLarkswood
Latitude51.607736
Longitude-0.010734
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