Forest · Waltham Forest · Leyton and Wanstead constituency · 51.56895, -0.01472

E10 5AZ— Forest, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 67%Safety 81/100Transport 42/100Low yield 3.38%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
81
Schools
56
Transport
42
Environment
69
Investment
50

The bottom line

E10 5AZ offers low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E10 5AZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+5.2% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for E10 5AZ

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

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Postcode Personality

🎓 Good Schools🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

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How E10 5AZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

St Joseph's Catholic Junior School

Not yet inspected · 2 min walk

KS2: 106.9

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 10 min walk

P8: -0.74A8: 40.7

67% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.1 incidents per 1,000 residents

Better than 52% of London
→ Stable

-7% vs borough

Crime by type

Other34%
Violence & sexual offences20%
Vehicle crime14%
Anti-social behaviour13%
Theft7%
Robbery4%
Burglary4%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Leyton Fire Station · 664m

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area64 m²

EPC breakdown

C
12%
D
9%
E
3%
F
1%

Based on 25 properties · Confidence: medium

Street mix

Terraced 72%Flat 25%Other 3%

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£160,000
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)
Roof(another dwelling above)
Heating fuelmains gas (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

1996–2021 · CAGR

+9.6%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.4%

per year

Acceleration

-47.05

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 27 sales

Property Type Mix

Total: 27 sales

Terraced74.1%
Flat/maisonette25.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£53k£86k+62.3%1.5
Post-dot-com plateau2001–2003£125k£146k+16.8%1.3
Pre-crash peak2005–2007£140k£241k+72%2.3
GFC & correction2010–2011£217k£149k-31.3%1.5
Help-to-Buy recovery2013–2016£205k£330k+61%1.7
Brexit uncertainty2017–2017£503k£503k+0%1
Pandemic surge2021–2021£530k£530k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
10.4%
District
10.7%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Walthamstow CentralVictoria line
19.2 min walk
Leyton Midland Road

Nearby stations

Leyton Midland Road Rail StationSuffragette
6 min walk
Leyton Midland RoadNational Rail
6 min walk
Leyton Underground StationCentral
19 min walk
Walthamstow Queens Road Rail StationSuffragette
19 min walk
Leytonstone Underground StationCentral
20 min walk
No bus stops within 400m

43

Walkability score

65

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria54 min ↑
Waterloo50 min ↑
Canary Wharf38 min ↓
City ★37 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

25

Car parks (800m)

5

EV chargers (800m)

Nearest car park117m
Santander docks (800m)0
Nearest cycle dock1.4 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
706m

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 waterMEDIUM
Medium
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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.7 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.5 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

CRAWLEY ROAD MEDICAL CENTRE

479 HIGH ROAD, LEYTON, E10 5EL

7 min walk

82%

Recommend GP

82%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

24

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

11

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Chop Shop Tavern (379 m)

Nearest supermarketNadeem Halal Meat & Grocery · 580 m
4 tennis courts2 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)

1

Cinemas (2km)

841m

Post office

Nearby shops

Raindrops Market125 m
Crumbs Bakery357 m
Wins395 m
Sainsbury's Local460 m

Nearby cafes

Tun377 m
Tony's Cafe438 m
Chunk439 m
Gjana Bakery452 m

Nearby restaurants

Evolution Bay210 m
Mauritius Delight423 m
Slice 'n' Dough432 m
Bamboo Mat437 m

Nearby pubs

Chop Shop Tavern379 m
Leyton Calling400 m
Point Cocktails407 m
Swirl E10415 m

Nearby gyms

Anytime Fitness476 m
Raw Gym488 m
Pause491 m
Fit As Leyton552 m

Nearby pharmacies

MS Chemist531 m
Anji's Pharmacy721 m
Leyton Orient Pharmacy1.0 km

Nearby health

Leabridge Road Dental Surgery586 m
Key 2 Smile744 m
Leyton Healthcare1.0 km
Food hygiene (5-star)38% of 164

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

AMR CONTRACTORS LIMITED
HELPING HANDS LONDON LIMITED
LSM CLINIC LTD
M FLOORING LIMITED
SHAHNAZ HOMES LIMITED

Investment

Investment grade, yield and market outlook

50

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

33.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,990m
Crossrail 2 route3,759m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,203 nationally

1,932

Est. population

12,820/km²

64%

Employed

45%

Degree educated

£44,200

Median income

6.9%

Claimant rate

SuburbanHigh densityEstablished mixed

41

Community stability

Age profile

25%
25%
27%
14%
Under 1825%
18–3426%
35–4927%
50–6414%
65+9%

Tenure

22%
30%
36%
Own outright22%
Own (mortgage)30%
Private rent36%
Social rent11%
Shared ownership1%

Ethnicity

24%
21%
25%
16%
White British24%
White Other21%
Asian25%
Black16%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine21%
No car household48%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent36%
Social rent11%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
11
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)
15
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 1, Beaumont Road Estate, Phase 1, Beaumont Road Estate, Beaumont Road, Leyton, E1095 homes
completed
Beaumont Arms P.H. & Beaumont Est. Railway Viaduct Sites, 31, Beaumont Arms P.H. & Beaumont Est. Railway Viaduct Sites, 31, Beaumont Road, Leyton, E10 5BJ25 homes
completed
6, 6, CLYDE PLACE, E1023 homes
completed
588, 588, Lea Bridge Road, Leyton, E10 7DN21 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 5AZ

Full postcodeE10 5AZ
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.568947
Longitude-0.014722
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