Larkswood · Waltham Forest · Chingford and Woodford Green constituency · 51.61762, -0.00919

E4 9EZ— Larkswood, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 16/100~3% 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
51
Safety
86
Schools
90
Transport
16
Environment
62
Investment
33

The bottom line

E4 9EZ 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 9EZ

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 9EZ

🛡️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 9EZ 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 · 2 min walk

KS2: 105.4

★★

Secondary

Chingford Foundation School

Good · Inspected Oct 2023 · 17 min walk

P8: -0.14A8: 46.2

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 · 46 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chingford Fire Station · 1.4km

Crime is 50% 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£5,293/m²
Price per ft²£492/ft²
Avg floor area124.3 m²

EPC breakdown

C
3%
D
8%
E
5%

Based on 16 properties · Confidence: medium

Street mix

Semi 34%Terraced 59%Other 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£310,750
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

1995–2025 · CAGR

+7.4%

Total change

+761%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.0%

per year

Acceleration

+18.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £600k–£700k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached36.7%
Terraced63.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£148k+95.4%1.3
Post-dot-com plateau2002–2004£215k£260k+20.9%2
Pre-crash peak2006–2007£260k£350k+34.6%1.5
GFC & correction2012–2012£283k£283k+0%3
Help-to-Buy recovery2013–2016£305k£383k+25.4%1.2
Brexit uncertainty2017–2018£560k£493k-12.1%1
Rate-rise correction2022–2023£605k£575k-5%1
Current market2025–2025£650k£650k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.8%
District
6.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
15 min walk
Highams ParkNational Rail
15 min walk
Chingford Rail StationWeaver
27 min walk
Woodford Underground StationCentral
40 min walk
Wood Street Rail StationWeaver
44 min walk
No bus stops within 400m

14

Walkability score

35

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

16

Car parks (800m)

2

EV chargers (800m)

Nearest car park140m
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: 11.4 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 55%
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 FOREST SURGERY

2 MACDONALD ROAD, WALTHAMSTOW, E17 4BA

32 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 3.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The King's Ford (561 m)

Nearest supermarketLondis · 1.2 km
9 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)

642m

Post office

Nearby shops

Wenzel's the Bakers592 m

Nearby cafes

La Rocca560 m
Costa594 m
Aroma603 m
Oh My! Coffee Shop & Larder611 m

Nearby restaurants

Harvester131 m
La Rocca560 m
Papa John's564 m
Naseeb566 m

Nearby pubs

The King's Ford561 m
Bojangles567 m
The Larkshall590 m
The Mount596 m

Nearby gyms

Larkswood Leisure Centre254 m
Nuffield Health Fitness & Wellbeing260 m

Nearby health

Chingford Dental Care573 m
Old Church Surgery631 m
Food hygiene (5-star)70% of 10

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

33

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 score13/100
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

28.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,949m
Crossrail 2 route4,784m

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
Planning apps (3 years)
3
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)
0
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
PART LARKSWOOD POOL SITE, PART LARKSWOOD POOL SITE, NEW ROAD, E455 homes
completed
1, 1, Flaxen Road, Chingford, E4 9TF45 homes
completed
LAND AT, LAND AT, FLAXEN ROAD, E4 9TA23 homes
completed
41A, 41A, Grove Road, Chingford, E4 9SU7 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 9EZ

Full postcodeE4 9EZ
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardLarkswood
Latitude51.617619
Longitude-0.009190
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