Larkswood · Waltham Forest · Chingford and Woodford Green constituency · 51.61133, -0.00880

E4 9EE— Larkswood, Waltham Forest

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

The family fortress

 

Schools 100%Safety 81/100Transport 33/100Low yield 3.31%

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
81
Schools
90
Transport
33
Environment
67
Investment
42

The bottom line

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

The catch: 48 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 9EE

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 9EE

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

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Postcode Personality

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“The family fortress”

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How E4 9EE 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 · 2 min walk

KS2: 106.7

—

Secondary

South Chingford Foundation School

Not yet inspected · 10 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 · 37 min walk

4 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 · 2.1km

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area82.9 m²

EPC breakdown

C
4%
D
14%
E
2%

Based on 20 properties · Confidence: medium

Street mix

Semi 94%Terraced 6%

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£207,250
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1997–2020 · CAGR

+6%

Total change

+284%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.9%

per year

Acceleration

+44.43

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached94.1%
Terraced5.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£138k£119k-13.8%2
Post-dot-com plateau2001–2002£167k£200k+19.8%2
Pre-crash peak2006–2006£238k£238k+0%1
GFC & correction2011–2012£330k£329k-0.3%1
Help-to-Buy recovery2014–2016£343k£408k+19%1.7
Pandemic surge2020–2020£530k£530k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.7% alpha

Semi-detached-0.7% α
Local
7%
District
7.7%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
9 min walk
Highams ParkNational Rail
9 min walk
Chingford Rail StationWeaver
34 min walk
Wood Street Rail StationWeaver
35 min walk
Woodford Underground StationCentral
38 min walk
No bus stops within 400m

16

Walkability score

63

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria56 min ↑
Waterloo61 min ↑
Canary Wharf60 min ↑
City ★48 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

20

Car parks (800m)

3

EV chargers (800m)

Nearest car park263m
Santander docks (800m)0
Nearest cycle dock4.3 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: 10.8 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.4 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

23 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

68

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Vino Tap (682 m)

Nearest supermarketLondis · 1.4 km
6 tennis courts2 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)

782m

Post office

Nearby shops

Wenzel's the Bakers875 m

Nearby cafes

Lloyd’s305 m
The Orange Cafe613 m
Leo’s620 m
Kety Cafe Bar622 m

Nearby restaurants

Survivor Caribbean Restaurant and Takeaway553 m
YO! Sushi571 m
WF Catering at Selwyn Primary School605 m
Breeze618 m

Nearby pubs

Vino Tap682 m
The Stag and Lantern707 m
RnR Lounge761 m
The County Arms791 m

Nearby gyms

The Fitness Space613 m
Larkswood Leisure Centre618 m
Energie Fitness653 m
Nuffield Health Fitness & Wellbeing676 m

Nearby health

Handsworth Medical Practice775 m
Chingford Dental Care813 m
Food hygiene (5-star)83% of 12

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

42

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 score17/100
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

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,330m
Crossrail 2 route4,355m

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
Yes
Article 4 area
Yes
Planning apps (3 years)
2
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)
0
Largest scheme
253 homes · Former C & A Warehouse, 1,2,3,4, & 12, Former C & A Warehouse, 1,2,3,4, & 12, Jubilee Avenue, Chingford, E4 9JD
Pipeline pressure
NONE

Named schemes (500m)

PART LARKSWOOD POOL SITE, PART LARKSWOOD POOL SITE, NEW ROAD, E455 homes
completed
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

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 9EE

Full postcodeE4 9EE
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardLarkswood
Latitude51.611327
Longitude-0.008801
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