Larkswood · Waltham Forest · Chingford and Woodford Green constituency · 51.61718, -0.01182

E4 9EX— Larkswood, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 16/100Low yield 3.31%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
60
Safety
86
Schools
90
Transport
16
Environment
62
Investment
42

The bottom line

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

The catches: high noise levels nearby and 64 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 9EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.6% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for E4 9EX

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How E4 9EX 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 · 1 min walk

KS2: 105.4

—

Secondary

South Chingford Foundation School

Not yet inspected · 17 min walk

P8: -0.76A8: 35.4

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 45 min walk

4 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

32.8 incidents per 1,000 residents

Better than 77% of London
→ Stable

-52% vs borough

Crime by type

Violence & sexual offences36%
Anti-social behaviour25%
Drug offences11%
Burglary9%
Other8%
Vehicle crime8%
Theft2%
Robbery2%

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 · 1.5km

Crime is 50% below London average

Property

Prices, sales volume and market trends

Avg floor area115.3 m²

EPC breakdown

C
1%
D
16%
E
1%
F
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 36%Terraced 64%

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£288,250
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)
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

1995–2023 · CAGR

+7.2%

Total change

+604%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.9%

per year

Acceleration

-31.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached36.1%
Terraced63.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£152k+87.7%1.5
Post-dot-com plateau2001–2004£158k£245k+55.1%1.3
Pre-crash peak2007–2007£315k£315k+0%3
GFC & correction2008–2011£350k£247k-29.4%1.5
Help-to-Buy recovery2013–2016£329k£476k+44.7%1.2
Brexit uncertainty2017–2019£527k£498k-5.5%1.3
Pandemic surge2020–2021£400k£490k+22.5%1
Rate-rise correction2022–2023£613k£570k-6.9%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
4.6%
District
4.9%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing1
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
16 min walk
Highams ParkNational Rail
16 min walk
Chingford Rail StationWeaver
29 min walk
Woodford Underground StationCentral
42 min walk
Wood Street Rail StationWeaver
43 min walk
No bus stops within 400m

19

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

4.7 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

12

Car parks (800m)

2

EV chargers (800m)

Nearest car park324m
Santander docks (800m)0
Nearest cycle dock4.7 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.3 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Chingford Reservoirs SSSI — 2.7 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): None recorded

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

30 min walk

52%

Recommend GP

52%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

63

Parks (1km)

30

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The King's Ford (372 m)

Nearest supermarketLondis · 1.3 km
7 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)

454m

Post office

Nearby shops

Wenzel's the Bakers405 m

Nearby cafes

La Rocca395 m
Costa419 m
Aroma423 m
Coban Cafe447 m

Nearby restaurants

Harvester316 m
Charcoal Takeout394 m
La Rocca397 m
Kickin Chicken404 m

Nearby pubs

The King's Ford372 m
Bojangles383 m
The Mount425 m
RnR Lounge456 m

Nearby gyms

Larkswood Leisure Centre414 m
Nuffield Health Fitness & Wellbeing434 m
Energie Fitness802 m

Nearby health

Chingford Dental Care385 m
E4 Primary Care Network745 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

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 score19/100
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

23

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,828m
Crossrail 2 route4,618m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,623 nationally

1,618

Est. population

12,594/km²

53%

Employed

30%

Degree educated

£38,800

Median income

5.5%

Claimant rate

SuburbanHigh densityMixed

53

Community stability

Age profile

23%
17%
20%
23%
17%
Under 1823%
18–3417%
35–4920%
50–6423%
65+17%

Tenure

29%
30%
27%
Own outright29%
Own (mortgage)30%
Private rent12%
Social rent27%
Shared ownership0%
Rent free0%

Ethnicity

47%
13%
14%
White British47%
White Other13%
Asian14%
Black12%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine22%
No car household28%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Social rent27%
Private rent12%

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%
Historic landfill (400m)
1
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)

SUFFIELD RIDGE SITE, SUFFIELD RIDGE SITE, FLAXEN ROAD, E482 homes
completed
LAND AT, LAND AT, FLAXEN ROAD, E4 9TA23 homes
completed
41A, 41A, Grove Road, Chingford, E4 9SU7 homes
completed
120, 120, NEW ROAD, Chingford5 homes
completed
7, 7, Chivers Road, E4 9TD2 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 9EX

Full postcodeE4 9EX
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardLarkswood
Latitude51.617178
Longitude-0.011824
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