Leyton · Waltham Forest · Leyton and Wanstead constituency · 51.56958, -0.01068

E10 5DH— Leyton, Waltham Forest

Location and area intelligence for E10 5DH, Leyton, Waltham Forest

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 46/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
81
Schools
60
Transport
46
Environment
70
Investment
42

The bottom line

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

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Location

E10 5DH

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 5DH

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

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Postcode Personality

🎓 School Smart🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

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How E10 5DH 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 · 6 min walk

KS2: 105.0

—

Secondary

Norlington School and 6th Form

Not yet inspected · 8 min walk

P8: +0.35A8: 52.9

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 21 min walk

7 primaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 834m

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£8,614/m²
Price per ft²£800/ft²
Avg floor area81.9 m²

EPC breakdown

C
10%
D
30%
E
1%

Based on 41 properties · Confidence: high

Street mix

Semi 5%Terraced 95%

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£204,750
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.6%

Total change

+1178%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.8%

per year

Acceleration

+18.78

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 77 sales

Property Type Mix

Total: 77 sales

Semi-detached5.2%
Terraced94.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£83k+53.7%2.5
Post-dot-com plateau2001–2004£100k£229k+129.3%2.3
Pre-crash peak2005–2007£179k£250k+39.6%1.7
GFC & correction2008–2012£175k£214k+22%2.6
Help-to-Buy recovery2013–2016£292k£504k+72.9%2.5
Brexit uncertainty2017–2019£480k£605k+26.2%4.3
Pandemic surge2020–2021£580k£615k+6%1.5
Rate-rise correction2022–2023£678k£495k-26.9%3.5
Current market2024–2026£749k£690k-7.9%1.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.1% alpha

Terraced+1.1% α
Local
9.5%
District
8.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing1
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Leyton Underground StationCentral line
17.5 min walk
Leyton Midland Road

Nearby stations

Leyton Midland Road Rail StationSuffragette
2 min walk
Leyton Midland RoadNational Rail
2 min walk
Leytonstone Underground StationCentral
16 min walk
Leytonstone High Road Rail StationSuffragette
19 min walk
Leyton Underground StationCentral
19 min walk
No bus stops within 400m

47

Walkability score

165

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 park184m
Santander docks (800m)0
Nearest cycle dock1.4 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
684m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.0 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.8 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

2 min walk

67%

Recommend GP

67%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

32

Restaurants (800m)

18

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

11

Sports (1km)

4

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 810 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

753m

Post office

Nearby shops

Wins122 m
Crumbs Bakery151 m
Sainsbury's Local184 m
Raindrops Market375 m

Nearby cafes

Tun125 m
Chunk151 m
Tony's Cafe153 m
Gjana Bakery164 m

Nearby restaurants

Bamboo Mat153 m
Ochi156 m
Mauritius Delight179 m
Temisan's Kitchen186 m

Nearby pubs

Chop Shop Tavern123 m
Leyton Calling123 m
Point Cocktails127 m
Swirl E10131 m

Nearby gyms

Anytime Fitness201 m
Fit As Leyton269 m
Leyton Leisure Centre434 m
Pause466 m

Nearby pharmacies

MS Chemist735 m
Leyton Orient Pharmacy1.1 km

Nearby health

Key 2 Smile670 m
Leyton Healthcare1.1 km
Food hygiene (5-star)35% of 184

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BANG ON SETS LTD
BARIGO SECURITY 29 LTD
PALMETTE PICTURES LTD.
PIXEL PATH STUDIOS LIMITED
TROWBRIDGE MEDIA 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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

52.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,187m
Crossrail 2 route3,955m

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)
7
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
16
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)
11
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
Phase 1, Beaumont Road Estate, Phase 1, Beaumont Road Estate, Beaumont Road, Leyton, E1095 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
Hainault Triangle sites C & E, 590 - 604, Hainault Triangle sites C & E, 590 - 604, High Road Leyton, 1 Hainault Road, Leytonstone, E11 1ED50 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
24.0%
Ward turnout
26%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Rhiannon EglinLabour
Whitney IhenachorLabour
Terry WheelerLabour

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Key facts for E10 5DH

Full postcodeE10 5DH
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.569580
Longitude-0.010683
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