Larkswood · Waltham Forest · Chingford and Woodford Green constituency · 51.60885, -0.00666

E4 9GB— Larkswood, Waltham Forest

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 36/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
69
Safety
81
Schools
100
Transport
36
Environment
64
Investment
34

The bottom line

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

The catch: 47 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 9GB

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 9GB

🛡️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 9GB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Selwyn Primary School

Outstanding · Inspected May 2022 · 4 min walk

KS2: 108.0

—

Secondary

South Chingford Foundation School

Not yet inspected · 8 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 · 34 min walk

3 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 · 2.3km

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,299/m²
Price per ft²£585/ft²
Avg floor area64.3 m²

EPC breakdown

B
49%

Based on 49 properties · Confidence: high

Street mix

Terraced 3%Flat 97%

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£160,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2021
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,928
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2021–2024 · CAGR

+9.3%

Total change

+31%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.6%

per year

Acceleration

-39.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 35 sales

Property Type Mix

Total: 35 sales

Terraced2.9%
Flat/maisonette97.1%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2021–2021£310k£310k+0%26
Rate-rise correction2022–2022£420k£420k+0%8
Current market2024–2024£405k£405k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+32.3% alpha

Flat/maisonette+32.3% α
Local
35.5%
District
3.2%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing23

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Highams Park

Nearby stations

Highams Park Rail StationWeaver
6 min walk
Highams ParkNational Rail
6 min walk
Wood Street Rail StationWeaver
31 min walk
Woodford Underground StationCentral
35 min walk
Chingford Rail StationWeaver
37 min walk
No bus stops within 400m

29

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

4.2 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria57 min ↑
Waterloo62 min ↑
Canary Wharf61 min ↑
City ★47 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)

1

EV chargers (800m)

Nearest car park122m
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: 10.7 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.7 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): 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

20 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.0 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

74

Parks (1km)

16

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Vino Tap (401 m)

Nearest supermarketLondis · 1.5 km
3 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)

1.1km

Post office

Nearby cafes

Lloyd’s147 m
Ziggy’s Gift Shop367 m
Costa370 m
Indulge405 m

Nearby restaurants

WF Catering at Selwyn Primary School313 m
YO! Sushi321 m
Survivor Caribbean Restaurant and Takeaway370 m
Subway382 m

Nearby pubs

Vino Tap401 m
The Stag and Lantern431 m
The County Arms534 m
The Royal Oak845 m

Nearby gyms

The Fitness Space332 m
Lotus Health And Fitness574 m
Peter May Sports Centre670 m
Larkswood Leisure Centre861 m

Nearby health

Handsworth Medical Practice543 m
Food hygiene (5-star)57% of 54

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

34

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

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

4/100

Velocity score

Future outlook

59.9

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,151m
Crossrail 2 route4,322m

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
Planning apps (3 years)
4
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)
2
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)

Former C & A Warehouse, 1,2,3,4, & 12, Former C & A Warehouse, 1,2,3,4, & 12, Jubilee Avenue, Chingford, E4 9JD253 homes
completed
Naseberry Court, 2, MERRIAM CLOSE, E4 9JQ119 homes
completed
Land known as Block H, Land known as Block H, Hickman Avenue, E4 9JD83 homes
completed
Street Record, LENA KENNEDY CLOSE, Chingford45 homes
completed
'PLATEAU SITE', 'PLATEAU SITE', HIGHAMS STATION AVENUE, E444 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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Compare Waltham Forest with nearby boroughs:

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Key facts for E4 9GB

Full postcodeE4 9GB
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardLarkswood
Latitude51.608854
Longitude-0.006656
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