Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57286, -0.00970

E10 5AD— Forest, Waltham Forest

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

The practical family move

 

Schools 100%Safety 81/100Transport 48/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
81
Schools
60
Transport
48
Environment
70
Investment
42

The bottom line

E10 5AD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E10 5AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E10 5AD

🛡️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 5AD 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 · 10 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

6 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.2km

Crime is 7% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E10 district median

£515,000

Based on 402 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,300/m²
Price per ft²£399/ft²
Avg floor area75.2 m²

EPC breakdown

B
2%
C
20%
D
9%

Based on 31 properties · Confidence: high

Street mix

Flat 100%

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 yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£188,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSystem built, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2025 · CAGR

+4.2%

Total change

+138%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.7%

per year

Acceleration

+6.96

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£130k£130k+0%1
GFC & correction2012–2012£145k£145k+0%1
Help-to-Buy recovery2014–2015£215k£260k+20.9%2
Pandemic surge2021–2021£275k£275k+0%1
Current market2025–2025£310k£310k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

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
15.9 min walk
Leyton Midland Road

Nearby stations

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

49

Walkability score

180

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)

10

EV chargers (800m)

Total spaces (800m)10
Nearest car park52m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
420m

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 waterLOW
Low
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
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

8

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 965 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

39

Restaurants (800m)

22

Cafes (800m)

7

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

3

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 855 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

412m

Post office

Nearby shops

Crumbs Bakery225 m
Wins273 m
Capital Fruit Market385 m
Sainsbury's Local423 m

Nearby cafes

Coccle167 m
Brunch Cafe and Grill171 m
Afters198 m
Tun251 m

Nearby restaurants

Chestersway85 m
Kebabish Original182 m
Shish Mahal Diners Club205 m
Domino's223 m

Nearby pubs

Prince of Wales92 m
Snooker Lovers Club & Bar170 m
King William IV245 m
Chop Shop Tavern254 m

Nearby gyms

Leyton Leisure Centre62 m
Leyton Gym131 m
Anytime Fitness244 m
Raw Gym400 m

Nearby pharmacies

MS Chemist753 m

Nearby health

Key 2 Smile352 m
Comely Bank Health Clinic1.1 km
Addison Road Medical Practice1.1 km
Food hygiene (5-star)36% of 185

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

M BEATRICE LTD

Investment

Investment grade, yield and market outlook

42

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

56.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,540m
Crossrail 2 route3,839m

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)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
18
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)
8
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 5AD

Full postcodeE10 5AD
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.572863
Longitude-0.009703
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