Forest · Waltham Forest · Leyton and Wanstead constituency · 51.56962, -0.01419

E10 5BA— Forest, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 67%Safety 80/100Transport 42/100Low yield 3.38%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
80
Schools
56
Transport
42
Environment
70
Investment
43

The bottom line

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

Less suited to Car-free commuters.

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Location

E10 5BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-7.1% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for E10 5BA

🛡️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 5BA 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 · 11 min walk

P8: -0.74A8: 40.7

67% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.3 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+8% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour19%
Other17%
Vehicle crime11%
Drug offences9%
Theft5%
Burglary4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 745m

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area75.7 m²

EPC breakdown

C
22%
D
15%
E
3%

Based on 40 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

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£189,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2023 · CAGR

+8%

Total change

+528%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.0%

per year

Acceleration

-28.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£51k£51k+0%1
Post-dot-com plateau2001–2004£65k£112k+72.3%1.3
Pre-crash peak2006–2006£145k£145k+0%1
GFC & correction2012–2012£160k£160k+0%1
Help-to-Buy recovery2013–2016£150k£235k+56.7%1
Brexit uncertainty2018–2018£295k£295k+0%1
Pandemic surge2020–2021£250k£320k+28%1
Rate-rise correction2023–2023£320k£320k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

44

Walkability score

78

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

24

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)10
Nearest car park34m
Santander docks (800m)0
Nearest cycle dock1.4 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
631m

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: 6.8 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 43%
Above 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

SMA MEDICAL PRACTICE

693 HIGH ROAD LEYTON, LEYTON, E10 6RA

5 min walk

67%

Recommend GP

67%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

29

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Chop Shop Tavern (314 m)

Nearest supermarketNadeem Halal Meat & Grocery · 579 m
4 tennis courts1 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)

760m

Post office

Nearby shops

Raindrops Market208 m
Crumbs Bakery284 m
Wins334 m
Sainsbury's Local424 m

Nearby cafes

Tun311 m
Chunk388 m
Tony's Cafe396 m
Gjana Bakery401 m

Nearby restaurants

Evolution Bay164 m
Ochi393 m
Bamboo Mat396 m
Mauritius Delight401 m

Nearby pubs

Chop Shop Tavern314 m
Leyton Calling340 m
Point Cocktails350 m
Swirl E10359 m

Nearby gyms

Anytime Fitness413 m
Raw Gym420 m
Fit As Leyton512 m
Leyton Leisure Centre533 m

Nearby pharmacies

MS Chemist516 m
Anji's Pharmacy741 m
Leyton Orient Pharmacy1.1 km

Nearby health

Leabridge Road Dental Surgery586 m
Key 2 Smile664 m
Leyton Healthcare1.1 km
Food hygiene (5-star)38% of 186

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CENTRE FOR DEMOCRACY AND GOOD GOVERNANCE (CDGG)
I GRN LIMITED
MSM STORE LONDON LTD

Investment

Investment grade, yield and market outlook

43

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

24.8

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,073m
Crossrail 2 route3,748m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,271 nationally

1,925

Est. population

27,405/km²

49%

Employed

28%

Degree educated

£39,000

Median income

10.6%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

40

Community stability

Age profile

35%
19%
24%
15%
Under 1835%
18–3420%
35–4924%
50–6415%
65+7%

Tenure

13%
67%
Own outright6%
Own (mortgage)13%
Private rent13%
Social rent67%
Shared ownership1%
Rent free0%

Ethnicity

24%
35%
White British13%
White Other11%
Asian24%
Black35%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine25%
No car household52%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent67%
Private rent13%

vs. London

Income vs London-7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
14
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)
13
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
40, 40, DUNTON ROAD, E1027 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

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 5BA

Full postcodeE10 5BA
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.569621
Longitude-0.014188
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