Larkswood · Waltham Forest · Walthamstow constituency · 51.60777, -0.01020

E4 9XF— Larkswood, Waltham Forest

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

The family fortress

 

Schools 100%Safety 74/100Transport 26/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
55
Safety
74
Schools
90
Transport
26
Environment
66
Investment
38

The bottom line

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

The catches: 59 min to victoria — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E4 9XF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.4% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for E4 9XF

🛡️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 9XF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ainslie Wood Primary School

Good · Inspected Jul 2023 · 5 min walk

KS2: 106.7

—

Secondary

South Chingford Foundation School

Not yet inspected · 5 min walk

P8: -0.76A8: 35.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 32 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

64.9 incidents per 1,000 residents

Better than 50% of London
↑ Rising 911.8%

-5% vs borough

Crime by type

Other26%
Violence & sexual offences23%
Vehicle crime22%
Anti-social behaviour17%
Burglary6%
Drug offences3%
Robbery2%
Theft1%

Stop & search

0.4

per 1,000 residents

→ Stable

trend

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 · 2.5km

Crime is 0% 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£5,718/m²
Price per ft²£531/ft²
Avg floor area41.1 m²

EPC breakdown

B
3%
C
29%
D
25%
E
2%
F
2%

Based on 61 properties · Confidence: high

Street mix

Semi 1%Flat 99%

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£102,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6%

Total change

+500%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.7%

per year

Acceleration

+25.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £75k–£100k · 118 sales

Property Type Mix

Total: 118 sales

Semi-detached0.8%
Flat/maisonette99.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£66k+32%4.7
Post-dot-com plateau2001–2004£88k£133k+52%8.2
Pre-crash peak2005–2007£148k£145k-2%6.7
GFC & correction2008–2012£163k£144k-11.4%2
Help-to-Buy recovery2013–2016£130k£210k+61.5%2.2
Brexit uncertainty2017–2019£250k£244k-2.6%3.7
Pandemic surge2020–2021£303k£280k-7.6%1
Rate-rise correction2022–2023£215k£220k+2.3%2
Current market2024–2026£230k£300k+30.4%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Flat/maisonette-1.7% α
Local
5.1%
District
6.8%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing8
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
9 min walk
Highams ParkNational Rail
9 min walk
Wood Street Rail StationWeaver
30 min walk
Walthamstow Central Underground StationVictoria
36 min walk
Walthamstow Central Rail StationWeaver
36 min walk
No bus stops within 400m

17

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

4.1 km

Nearest cycle dock

Central London commute times

London Bridge67 min ↑
Victoria ★59 min
Waterloo67 min ↑
Canary Wharf66 min ↑
City60 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)

1

EV chargers (800m)

Nearest car park378m
Santander docks (800m)0
Nearest cycle dock4.1 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: 10.4 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 52%
More green space than 79% 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

19 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

95

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Vino Tap (606 m)

Nearest supermarketCo-op Food · 1.4 km
6 tennis courts3 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)

1.0km

Post office

Nearby cafes

Lloyd’s415 m
Star Cafe544 m
Arya Lounge581 m
Kety Cafe Bar589 m

Nearby restaurants

WF Catering at Selwyn Primary School307 m
Pitstop537 m
Pizza Point557 m
YO! Sushi565 m

Nearby pubs

Vino Tap606 m
The Stag and Lantern640 m
The County Arms755 m
RnR Lounge989 m

Nearby gyms

Bannatyne's Fitness Club542 m
The Fitness Space546 m
Peter May Sports Centre562 m
Better Gym Walthamstow Stadium624 m
Food hygiene (5-star)75% of 12

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

38

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

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

17/100

Velocity score

Future outlook

44.5

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,932m
Crossrail 2 route4,051m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,428 nationally

2,652

Est. population

13,243/km²

65%

Employed

41%

Degree educated

£41,400

Median income

6.1%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

30%
22%
25%
15%
Under 1830%
18–3422%
35–4925%
50–6415%
65+8%

Tenure

20%
26%
25%
18%
Own outright20%
Own (mortgage)26%
Private rent25%
Social rent18%
Shared ownership12%
Rent free0%

Ethnicity

30%
17%
22%
18%
White British30%
White Other17%
Asian22%
Black18%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine18%
No car household27%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent25%
Social rent18%

vs. London

Income vs London-1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Planning apps (3 years)
6
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

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)

Street Record, LENA KENNEDY CLOSE, Chingford45 homes
completed
'PLATEAU SITE', 'PLATEAU SITE', HIGHAMS STATION AVENUE, E444 homes
completed
SITE OF GARAGES, REAR OF, 97, SITE OF GARAGES, REAR OF, 97, ALDRICHE WAY, E414 homes
completed
SITE OF GARAGES, REAR OF, 49, SITE OF GARAGES, REAR OF, 49, ALDRICHE WAY, E412 homes
completed
52, 52, Edward Avenue, Chingford, E4 9DN4 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
17.0%
Ward turnout
38%
Election year
2022
MP
Ms Stella Creasy (Labour (Co-op))
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 9XF

Full postcodeE4 9XF
Postcode districtE4
BoroughLondon Borough of Waltham Forest
WardLarkswood
Latitude51.607772
Longitude-0.010198
Parliamentary constituencyWalthamstow
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