Larkswood · Waltham Forest · Walthamstow constituency · 51.60968, -0.01477

E4 9DL— Larkswood, Waltham Forest

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

The family fortress

 

Schools 100%Safety 81/100Transport 22/100Low yield 3.31%

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
22
Environment
68
Investment
43

The bottom line

E4 9DL 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 9DL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E4 9DL

🛡️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 9DL 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 · 4 min walk

KS2: 106.7

—

Secondary

South Chingford Foundation School

Not yet inspected · 7 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 · 35 min walk

5 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)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 2.3km

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area71.3 m²

EPC breakdown

B
1%
C
4%
D
16%
E
5%
F
1%

Based on 27 properties · Confidence: medium

Street mix

Semi 5%Terraced 60%Flat 35%

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£178,250
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+5.5%

Total change

+329%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.3%

per year

Acceleration

-49.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached5.6%
Terraced61.1%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£78k£117k+50%1.2
Post-dot-com plateau2001–2002£87k£182k+109.8%1.5
Pre-crash peak2005–2006£198k£245k+24.1%2
GFC & correction2010–2012£165k£323k+95.8%1.7
Help-to-Buy recovery2013–2016£275k£342k+24.3%2
Brexit uncertainty2017–2019£470k£340k-27.7%3
Pandemic surge2020–2020£431k£431k+0%2
Rate-rise correction2023–2023£335k£335k+0%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Weakest performer

Terraced

-0.5% alpha

Flat/maisonette+0.8% α
Local
5.9%
District
5.1%
Terraced-0.5% α
Local
7.4%
District
7.9%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

73out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing18
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
13 min walk
Highams ParkNational Rail
13 min walk
Wood Street Rail StationWeaver
34 min walk
Walthamstow Central Underground StationVictoria
37 min walk
Walthamstow Central Rail StationWeaver
37 min walk
No bus stops within 400m

33

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

4.2 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)

3

EV chargers (800m)

Nearest car park314m
Santander docks (800m)0
Nearest cycle dock4.2 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 AONB33% green spaceTree canopy: 70%
More green space than 88% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.5 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

19 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 · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

76

Parks (1km)

16

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: RnR Lounge (661 m)

Nearest supermarketCo-op Food · 1.4 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)

685m

Post office

Nearby shops

Wenzel's the Bakers831 m

Nearby cafes

Star Cafe182 m
Arya Lounge206 m
Kety Cafe Bar212 m
Leo’s229 m

Nearby restaurants

Pitstop179 m
Pizza Point190 m
Perfect Fried Chicken202 m
Tandoori Cottage216 m

Nearby pubs

RnR Lounge661 m
The King's Ford760 m
The Wishing Well832 m
Bojangles851 m

Nearby gyms

Energie Fitness292 m
Bannatyne's Fitness Club298 m
Goals468 m
Better Gym Walthamstow Stadium706 m

Nearby pharmacies

Morrisons Pharmacy519 m

Nearby health

Ching Way Medical Practice744 m
GP CTS746 m
Chingford Dental Care767 m
E4 Primary Care Network875 m
Food hygiene (5-star)47% of 51

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

43

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 score20/100
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

32.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,986m
Crossrail 2 route3,915m

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%

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

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Key facts for E4 9DL

Full postcodeE4 9DL
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardLarkswood
Latitude51.609684
Longitude-0.014765
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