E11

District scores

Key statistics

Top postcodes in E11

Ranked by liveability score. Click any postcode for the full area report.

About E11

E11, spanning 840 postcodes across Waltham Forest, offers a genuine residential character that balances suburban comfort with London connectivity. The area scores well on liveability (72/100), making it attractive to families and professionals seeking space without sacrificing urban access. The main strength is its excellent schools—100% rated Good or Outstanding—which has driven significant property appreciation of 25.7% in the past year, pushing median prices to £539k. The trade-off is a moderate transport score of 67/100 with an average PTAL of 3.4, meaning while buses and some rail links exist, you're not in a transport hub, so a car or longer commutes are fairly common here.

Safety and schools are where E11 genuinely stands out: the crime rate of 59.5 per 1,000 residents is notably low compared to London's average, and the schools performance is unmatched. This combination makes the area especially suited to families prioritising education and security over nightlife and cutting-edge cultural amenities. For young professionals without children or those dependent on frequent cross-London travel, the moderate transport connectivity and family-oriented character may feel limiting. The rapid property price growth reflects strong demand from families cashing in on excellent schools and low crime, making it increasingly competitive for first-time buyers unless they have significant equity or savings.