Larkswood · Waltham Forest · Chingford and Woodford Green constituency · 51.61570, -0.01200

E4 9DU— Larkswood, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 17/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
63
Safety
81
Schools
90
Transport
17
Environment
63
Investment
37

The bottom line

E4 9DU offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 64 min to city — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E4 9DU scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E4 9DU meets your needs.

Location

E4 9DU

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 9DU

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E4 9DU with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How E4 9DU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Lime Academy Larkswood

Good · Inspected Jul 2023 · 3 min walk

KS2: 105.4

—

Secondary

South Chingford Foundation School

Not yet inspected · 15 min walk

P8: -0.76A8: 35.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 43 min walk

3 primaries · 0 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 1.6km

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,066/m²
Price per ft²£564/ft²
Avg floor area111.8 m²

EPC breakdown

C
5%
D
14%
E
3%
G
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 52%Terraced 41%Detached 5%Other 2%

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£279,500
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, no insulation (assumed)
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

+6.5%

Total change

+605%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-7.94

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 43 sales

Property Type Mix

Total: 43 sales

Detached4.7%
Semi-detached53.5%
Terraced41.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£97k£182k+88.6%2
Post-dot-com plateau2001–2004£188k£240k+27.7%2.7
Pre-crash peak2006–2006£350k£350k+0%1
GFC & correction2008–2012£289k£335k+16%1.3
Help-to-Buy recovery2015–2016£461k£465k+0.8%2
Brexit uncertainty2017–2019£461k£355k-22.9%1.7
Pandemic surge2020–2021£530k£520k-1.9%2
Rate-rise correction2022–2023£525k£625k+19%1
Current market2024–2026£630k£680k+7.9%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-0.6% alpha

Weakest performer

Terraced

-3% alpha

Semi-detached-0.6% α
Local
5.6%
District
6.2%
Terraced-3% α
Local
1.9%
District
4.9%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing18
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
14 min walk
Highams ParkNational Rail
14 min walk
Chingford Rail StationWeaver
31 min walk
Wood Street Rail StationWeaver
41 min walk
Woodford Underground StationCentral
42 min walk
No bus stops within 400m

19

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

London Bridge71 min ↑
Victoria65 min ↑
Waterloo71 min ↑
Canary Wharf74 min ↑
City ★64 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

13

Car parks (800m)

2

EV chargers (800m)

Nearest car park308m
Santander docks (800m)0
Nearest cycle dock4.6 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.1 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Chingford Reservoirs SSSI — 2.8 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

28 min walk

52%

Recommend GP

52%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

61

Parks (1km)

30

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The King's Ford (356 m)

Nearest supermarketLondis · 1.4 km
5 tennis courts1 swimming pools1 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)

404m

Post office

Nearby shops

Wenzel's the Bakers415 m

Nearby cafes

Coban Cafe399 m
Aroma458 m
La Rocca468 m
Costa470 m

Nearby restaurants

Oriental Chef354 m
Fry Days355 m
Kickin Chicken358 m
Charcoal Takeout358 m

Nearby pubs

The King's Ford356 m
RnR Lounge397 m
Bojangles404 m
The Wishing Well474 m

Nearby gyms

Larkswood Leisure Centre432 m
Nuffield Health Fitness & Wellbeing472 m
Energie Fitness663 m
Bannatyne's Fitness Club959 m

Nearby health

Chingford Dental Care371 m
E4 Primary Care Network720 m
Food hygiene (5-star)56% of 86

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

37

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

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

17/100

Velocity score

Future outlook

46.7

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,673m
Crossrail 2 route4,495m

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)
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)
4
Largest scheme
82 homes · SUFFIELD RIDGE SITE, SUFFIELD RIDGE SITE, FLAXEN ROAD, E4
Pipeline pressure
NONE

Named schemes (500m)

120, 120, NEW ROAD, Chingford5 homes
completed
128, 128, Ainslie Wood Road, Chingford, E4 9DD4 homes
completed
112 - 114, 112 - 114, New Road, Chingford, E4 9SY2 homes
completed
7, 7, Chivers Road, E4 9TD2 homes
completed
5, 5, Suffield Road, Chingford, E4 9TA1 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

Live in E4 9DU? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E4 9DU.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

Similar postcodes

Frequently asked questions

📍 Track E4 9DU

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E4 9DU

Full postcodeE4 9DU
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardLarkswood
Latitude51.615698
Longitude-0.012004
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