Larkswood · Waltham Forest · Chingford and Woodford Green constituency · 51.61861, -0.01056

E4 9TD— Larkswood, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 15/100Low yield 3.16%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
60
Safety
85
Schools
90
Transport
15
Environment
62
Investment
35

The bottom line

E4 9TD offers exceptional schools (100% Good/Outstanding) and low crime at £550,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 64 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E4 9TD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+5.8% vs London avg
vs London income-6.7% vs London avg
vs London crime-45.0% vs London avg

Deep-dive guides for E4 9TD

🛡️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📈 Up & Coming🔒 Very Safe

“Strong, well-rated schools nearby”

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How E4 9TD 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 · 16 min walk

P8: -0.14A8: 46.2

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 47 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.8 incidents per 1,000 residents

Better than 74% of London
→ Stable

-47% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour29%
Other25%
Vehicle crime11%
Drug offences3%
Theft2%
Robbery0%
Burglary0%

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 · 1.3km

Crime is 45% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£550,000

Median sale price

Above London median by 6%

£550,000 is 6% above the London median (£520,000)

-34.9%

This year

Terraced

Dominant type

Price history

5-year change
+51.5%
Sales (24 months)5
New build0.0%
Avg semi-detached£500,000
Avg terraced£600,000
Price per m²£7,353/m²
Price per ft²£683/ft²
Avg floor area74.8 m²

EPC breakdown

C
9%
D
21%
E
9%
G
1%

Based on 40 properties · Confidence: high

Street mix

Semi 22%Terraced 70%Detached 3%Flat 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

Stamp duty

Standard buyer£15,000
First-time buyerFTB
£6,250
Additional propertyBTL/2nd
£31,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

14.0×

Price-to-income

£2,751/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield845 kWh/kWp/yr
Rebuild cost estimate£187,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2026 · CAGR

+6.3%

Total change

+566%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.9%

per year

Acceleration

-64.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 70 sales

Property Type Mix

Total: 70 sales

Detached2.9%
Semi-detached22.9%
Terraced70%
Flat/maisonette4.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£113k+78%3.4
Post-dot-com plateau2001–2004£131k£168k+27.9%2.8
Pre-crash peak2005–2007£220k£135k-38.6%2.7
GFC & correction2008–2012£238k£250k+5.3%2.8
Help-to-Buy recovery2015–2016£337k£389k+15.4%3.5
Brexit uncertainty2017–2018£325k£367k+12.9%2
Pandemic surge2020–2021£373k£363k-2.6%2
Rate-rise correction2022–2023£630k£480k-23.8%1
Current market2024–2026£500k£423k-15.4%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Weakest performer

Semi-detached

+0.5% alpha

Terraced+0.8% α
Local
7.8%
District
7%
Semi-detached+0.5% α
Local
7.3%
District
6.8%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
Trend Position100

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
17 min walk
Highams ParkNational Rail
17 min walk
Chingford Rail StationWeaver
27 min walk
Woodford Underground StationCentral
42 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
45 min walk
No bus stops within 400m

19

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

4.8 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

19

Car parks (800m)

2

EV chargers (800m)

Nearest car park264m
Santander docks (800m)0
Nearest cycle dock4.8 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: 11.5 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Chingford Reservoirs SSSI — 2.5 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

34 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Holly Private Hospital · 3.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

16

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bojangles (497 m)

Nearest supermarketLondis · 1.2 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)

609m

Post office

Nearby shops

Wenzel's the Bakers526 m

Nearby cafes

La Rocca458 m
Oh My! Coffee Shop & Larder488 m
Costa504 m
Aroma521 m

Nearby restaurants

Harvester253 m
Kebab World450 m
Xena’s450 m
Papa John's450 m

Nearby pubs

Bojangles497 m
The Mount501 m
The King's Ford513 m
The Wishing Well596 m

Nearby gyms

Nuffield Health Fitness & Wellbeing388 m
Larkswood Leisure Centre393 m
Energie Fitness983 m

Nearby health

Chingford Dental Care523 m
Old Church Surgery682 m
Food hygiene (5-star)57% of 42

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

A

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
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
Gentrification score33/100
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

57.6

Price growth score

C
Low

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,010m
Crossrail 2 route4,793m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,748 nationally

1,814

Est. population

14,513/km²

60%

Employed

33%

Degree educated

£39,200

Median income

5.9%

Claimant rate

SuburbanHigh densityMixed

50

Community stability

Age profile

25%
19%
22%
20%
14%
Under 1825%
18–3419%
35–4922%
50–6420%
65+14%

Tenure

34%
35%
26%
Own outright35%
Own (mortgage)35%
Private rent26%
Social rent4%
Shared ownership0%

Ethnicity

41%
19%
14%
13%
White British41%
White Other20%
Asian14%
Black13%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine20%
No car household26%
Unemployed3%
No qualifications21%

Housing tenure (Census 2021)

Private rent26%
Social rent4%

vs. London

Income vs London-6.7%
Price vs London+5.8%

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)
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
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
120, 120, NEW ROAD, Chingford5 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£550,000)

£15,000

Standard buyer

£6,250

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E4 9TD

Full postcodeE4 9TD
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardLarkswood
Latitude51.618614
Longitude-0.010562
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