Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57299, -0.00877

E10 5AB— Forest, Waltham Forest

Location and area intelligence for E10 5AB, Forest, Waltham Forest

The practical family move

 

Schools 100%Safety 81/100Transport 48/100Low yield 3.38%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
81
Schools
60
Transport
48
Environment
70
Investment
53

The bottom line

E10 5AB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E10 5AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-7.1% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for E10 5AB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The practical family move”

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How E10 5AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Dawlish Primary School

Not yet inspected · 11 min walk

KS2: 105.0

—

Secondary

Norlington School and 6th Form

Not yet inspected · 10 min walk

P8: +0.35A8: 52.9

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.6 incidents per 1,000 residents

Better than 54% of London
→ Stable

-11% vs borough

Crime by type

Other36%
Anti-social behaviour20%
Violence & sexual offences20%
Vehicle crime11%
Theft7%
Drug offences4%
Burglary3%
Robbery1%

Road safety

97

Road safety score

3

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

20

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.2km

Crime is 7% below London average

Property

Prices, sales volume and market trends

Avg floor area75.9 m²

EPC breakdown

C
2%
D
14%

Based on 16 properties · Confidence: medium

Street mix

Terraced 62%Flat 8%Other 31%

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

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£189,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+13.5%

Total change

+2619%

Market Activity

Price Velocity & Acceleration

Current Velocity

+416.7%

per year

Acceleration

+323.12

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £50k–£75k · 7 sales

Property Type Mix

Total: 7 sales

Terraced85.7%
Flat/maisonette14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£57k£70k+22.8%1
Post-dot-com plateau2002–2002£115k£115k+0%2
Pre-crash peak2007–2007£155k£155k+0%1
Help-to-Buy recovery2014–2014£300k£300k+0%1
Rate-rise correction2022–2022£1.55m£1.55m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Walthamstow Central Underground StationVictoria line
16.2 min walk
Leyton Midland Road

Nearby stations

Leyton Midland Road Rail StationSuffragette
5 min walk
Leyton Midland RoadNational Rail
5 min walk
Leytonstone Underground StationCentral
16 min walk
Walthamstow Central Rail StationWeaver
17 min walk
Walthamstow Central Underground StationVictoria
17 min walk
No bus stops within 400m

46

Walkability score

150

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria53 min ↑
Waterloo56 min ↑
Canary Wharf45 min ≈
City ★44 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

18

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)10
Nearest car park25m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
463m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G84%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.4 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.9 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield847.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SMA MEDICAL PRACTICE

693 HIGH ROAD LEYTON, LEYTON, E10 6RA

3 min walk

67%

Recommend GP

67%

Overall GP experience

10

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 903 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

37

Restaurants (800m)

19

Cafes (800m)

8

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

11

Sports (1km)

3

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 920 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

8

Late-night venues

C
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

427m

Post office

Nearby shops

Crumbs Bakery264 m
Wins292 m
Capital Fruit Market420 m
Sainsbury's Local425 m

Nearby cafes

Brunch Cafe and Grill154 m
Coccle164 m
Afters186 m
Tun278 m

Nearby restaurants

Chestersway91 m
Kebabish Original168 m
Shish Mahal Diners Club237 m
Domino's248 m

Nearby pubs

Prince of Wales108 m
Snooker Lovers Club & Bar185 m
King William IV270 m
Chop Shop Tavern280 m

Nearby gyms

Leyton Leisure Centre67 m
Leyton Gym157 m
Anytime Fitness245 m
Fit As Leyton417 m

Nearby health

Key 2 Smile381 m
Comely Bank Health Clinic1.1 km
Addison Road Medical Practice1.1 km
The Bailey Practice1.2 km
Food hygiene (5-star)35% of 175

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

AL ZAHID LTD
E10 CAR WASH LIMITED
EYE DARE LTD
H.M PERSONNEL LTD
HOUSE KEEPING SERVICES (UK) LTD

+11 more

Investment

Investment grade, yield and market outlook

53

Investment score

Moderate

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

38.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,583m
Crossrail 2 route3,890m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,730 nationally

1,254

Est. population

23,010/km²

57%

Employed

36%

Degree educated

£39,000

Median income

7.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

33

Community stability

Age profile

28%
25%
26%
14%
Under 1828%
18–3425%
35–4926%
50–6414%
65+6%

Tenure

18%
55%
Own outright4%
Own (mortgage)11%
Private rent18%
Social rent55%
Shared ownership12%
Rent free1%

Ethnicity

14%
15%
28%
28%
White British14%
White Other15%
Asian28%
Black28%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine21%
No car household54%
Unemployed8%
No qualifications19%

Housing tenure (Census 2021)

Social rent55%
Private rent18%

vs. London

Income vs London-7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
17
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)
6
Largest scheme
211 homes · Phase 2 & 3, Beaumont Road Estate, Phase 2 & 3, Beaumont Road Estate, Beaumont Road, Leyton, E10
Pipeline pressure
NONE

Named schemes (500m)

Phase 2 & 3, Beaumont Road Estate, Phase 2 & 3, Beaumont Road Estate, Beaumont Road, Leyton, E10211 homes
completed
Phase 4, Beaumont Road Estate, Phase 4, Beaumont Road Estate, Beaumont Road, Leyton, E10117 homes
completed
Whitehouse Estate, 38-42, 44-58 & 60-64, Whitehouse Estate, 38-42, 44-58 & 60-64, Leyton Green Road, Leyton, E10 6DG71 homes
completed
Hainault Triangle sites A & B, 606 - 638, Hainault Triangle sites A & B, 606 - 638, High Road, 15 - 25 Hainault Road, Leyton, E1062 homes
completed
640, 640, High Road, Leyton, E10 6RN36 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.9%
Ward turnout
30%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Marsela BerberiLabour
Zafran MalikLabour
Kastriot BerberiLabour

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Key facts for E10 5AB

Full postcodeE10 5AB
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.572991
Longitude-0.008774
Parliamentary constituencyLeyton and Wanstead
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