Larkswood · Waltham Forest · Chingford and Woodford Green constituency · 51.60913, -0.01128

E4 9BB— Larkswood, Waltham Forest

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

The family fortress

 

Schools 100%Safety 81/100Transport 25/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
81
Schools
90
Transport
25
Environment
67
Investment
34

The bottom line

E4 9BB offers exceptional schools (100% Good/Outstanding) and low crime — 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 9BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-7.6% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for E4 9BB

🛡️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 9BB 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 · 3 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.0 incidents per 1,000 residents

Better than 52% of London
→ Stable

-7% vs borough

Crime by type

Anti-social behaviour32%
Other17%
Violence & sexual offences16%
Vehicle crime14%
Burglary10%
Drug offences8%
Theft2%
Robbery1%

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 · 2.3km

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£7,492/m²
Price per ft²£696/ft²
Avg floor area102.4 m²

EPC breakdown

C
2%
D
8%
E
4%

Based on 14 properties · Confidence: medium

Street mix

Semi 24%Terraced 76%

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£256,000
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)
RoofPitched, 200 mm loft insulation
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

1995–2026 · CAGR

+8.7%

Total change

+1228%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.4%

per year

Acceleration

+9.45

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached24.3%
Terraced75.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£157k+162.5%1.4
Post-dot-com plateau2001–2004£184k£237k+29.2%1.8
GFC & correction2008–2012£274k£270k-1.5%1.2
Help-to-Buy recovery2013–2015£305k£425k+39.3%2
Brexit uncertainty2019–2019£380k£380k+0%1
Pandemic surge2020–2021£563k£583k+3.5%2
Rate-rise correction2022–2022£625k£625k+0%3
Current market2024–2026£743k£797k+7.3%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+6.8% alpha

Weakest performer

Terraced

+0.1% alpha

Semi-detached+6.8% α
Local
20.4%
District
13.6%
Terraced+0.1% α
Local
6.8%
District
6.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
10 min walk
Highams ParkNational Rail
10 min walk
Wood Street Rail StationWeaver
32 min walk
Walthamstow Central Underground StationVictoria
37 min walk
Walthamstow Central Rail StationWeaver
37 min walk
No bus stops within 400m

24

Walkability score

43

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

19

Car parks (800m)

2

EV chargers (800m)

Nearest car park383m
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: 10.5 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 34%
More green space than 84% 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 FOREST SURGERY

2 MACDONALD ROAD, WALTHAMSTOW, E17 4BA

21 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.1 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

79

Parks (1km)

10

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Vino Tap (710 m)

Nearest supermarketCo-op Food · 1.5 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)

845m

Post office

Nearby shops

Wenzel's the Bakers974 m

Nearby cafes

Star Cafe429 m
Lloyd’s430 m
Arya Lounge455 m
Kety Cafe Bar461 m

Nearby restaurants

Pitstop424 m
Pizza Point438 m
Perfect Fried Chicken451 m
Tandoori Cottage464 m

Nearby pubs

Vino Tap710 m
The Stag and Lantern743 m
RnR Lounge822 m
The King's Ford898 m

Nearby gyms

Bannatyne's Fitness Club485 m
Energie Fitness532 m
Goals636 m
The Fitness Space644 m

Nearby pharmacies

Morrisons Pharmacy724 m

Nearby health

Chingford Dental Care908 m
Food hygiene (5-star)33% of 30

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

34

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 score20/100
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

51.2

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,034m
Crossrail 2 route4,073m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,538 nationally

1,824

Est. population

3,834/km²

64%

Employed

40%

Degree educated

£38,800

Median income

4.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

56

Community stability

Age profile

23%
20%
22%
20%
15%
Under 1823%
18–3420%
35–4922%
50–6420%
65+15%

Tenure

28%
44%
14%
14%
Own outright28%
Own (mortgage)44%
Private rent14%
Social rent14%
Shared ownership1%
Rent free0%

Ethnicity

54%
White British54%
White Other13%
Asian12%
Black11%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household25%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent14%
Social rent14%

vs. London

Income vs London-7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Planning apps (3 years)
5
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
156 homes · LAND AT CORNER OF, LAND AT CORNER OF, HIGHAMS STATION AVENUE, TUDOR ROAD, E4
Pipeline pressure
NONE

Named schemes (500m)

Street Record, LENA KENNEDY CLOSE, Chingford45 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
52, 52, Edward Avenue, Chingford, E4 9DN4 homes
completed
128, 128, Ainslie Wood Road, Chingford, E4 9DD4 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 9BB

Full postcodeE4 9BB
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardLarkswood
Latitude51.609130
Longitude-0.011280
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