Larkswood · Waltham Forest · Chingford and Woodford Green constituency · 51.61359, -0.00295

E4 9JA— Larkswood, Waltham Forest

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

The family fortress

 

Schools 100%Safety 81/100Transport 34/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
66
Safety
81
Schools
90
Transport
34
Environment
64
Investment
35

The bottom line

E4 9JA 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 9JA

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 9JA

🛡️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 9JA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Handsworth Primary School

Good · Inspected Jun 2023 · 9 min walk

KS2: 105.5

★★

Secondary

Highams Park School

Good · Inspected May 2024 · 9 min walk

P8: +0.09A8: 50.4

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 41 min walk

5 primaries · 1 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 · 1.8km

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£7,028/m²
Price per ft²£653/ft²
Avg floor area116.7 m²

EPC breakdown

C
2%
D
9%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Semi 56%Terraced 44%

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£291,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7%

Total change

+652%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.6%

per year

Acceleration

+19.20

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached56%
Terraced44%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£105k£123k+16.7%1
Post-dot-com plateau2001–2004£187k£250k+33.7%2
GFC & correction2009–2010£371k£305k-17.8%1
Help-to-Buy recovery2013–2014£329k£480k+46%2
Brexit uncertainty2017–2017£555k£555k+0%1
Pandemic surge2021–2021£865k£865k+0%1
Rate-rise correction2022–2022£885k£885k+0%2
Current market2024–2025£756k£790k+4.6%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-8.3% alpha

Semi-detached-8.3% α
Local
10.9%
District
19.2%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing0
Trend Position75

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
8 min walk
Highams ParkNational Rail
8 min walk
Chingford Rail StationWeaver
29 min walk
Woodford Underground StationCentral
33 min walk
Wood Street Rail StationWeaver
38 min walk
No bus stops within 400m

32

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

4.5 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

20

Car parks (800m)

0

EV chargers (800m)

Nearest car park295m
Santander docks (800m)0
Nearest cycle dock4.5 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: 11.2 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.3 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

26 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

6

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

15

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Larkshall (396 m)

Nearest supermarketLondis · 903 m
3 tennis courts1 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)

925m

Post office

Nearby cafes

Lloyd’s451 m
Station Café581 m
Romeo’s Sandwich House596 m
Costa621 m

Nearby restaurants

Survivor Caribbean Restaurant and Takeaway473 m
Harvester536 m
Breeze571 m
YO! Sushi588 m

Nearby pubs

The Larkshall396 m
Vino Tap716 m
The Stag and Lantern720 m
The County Arms737 m

Nearby gyms

Larkswood Leisure Centre391 m
Nuffield Health Fitness & Wellbeing425 m
The Fitness Space671 m
Lotus Health And Fitness800 m

Nearby health

Handsworth Medical Practice677 m
Old Church Surgery739 m
Food hygiene (5-star)59% of 58

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

35

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 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

54.2

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,737m
Crossrail 2 route4,831m

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)
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)
4
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)

Naseberry Court, 2, MERRIAM CLOSE, E4 9JQ119 homes
completed
PART LARKSWOOD POOL SITE, PART LARKSWOOD POOL SITE, NEW ROAD, E455 homes
completed
SITE LARKSHALL CLUB, 313A, SITE LARKSHALL CLUB, 313A, LARKSHALL ROAD, E4 9HZ14 homes
completed
203, 203, Larkshall Road, Chingford, E4 6NT5 homes
completed
285, 285, LARKSHALL ROAD, Chingford, E4 9HY1 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 9JA

Full postcodeE4 9JA
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardLarkswood
Latitude51.613593
Longitude-0.002953
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