Leyton · Waltham Forest · Leyton and Wanstead constituency · 51.56873, -0.01371

E10 5DS— Leyton, Waltham Forest

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 81/100Transport 43/100Low yield 2.74%

Best for: Most buyers

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
68
Safety
81
Schools
30
Transport
43
Environment
70
Investment
42

The bottom line

E10 5DS offers low crime and fast broadband at £635,000 median — a strong choice for Most buyers.

Less suited to Families.

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Location

E10 5DS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+22.1% vs London avg
vs London income+5.2% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for E10 5DS

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

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Postcode Personality

📈 Up & Coming🔒 Very Safe🍕 Buzzing

“One of London's quieter, safer enclaves”

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How E10 5DS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

St Joseph's Catholic Junior School

Not yet inspected · 2 min walk

KS2: 106.9

—

Secondary

Norlington School and 6th Form

Not yet inspected · 11 min walk

P8: +0.35A8: 52.9

50% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leyton Fire Station · 660m

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£635,000

Median sale price

Above London median by 22%

£635,000 is 22% above the London median (£520,000)

+0.4%

This year

Terraced

Dominant type

Price history

5-year change
+27.0%
Sales (24 months)6
New build0.0%
Avg terraced£635,000
Price per m²£8,735/m²
Price per ft²£811/ft²
Avg floor area71.7 m²

EPC breakdown

C
11%
D
26%

Based on 37 properties · Confidence: high

Street mix

Terraced 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

Stamp duty

Standard buyer£19,250
First-time buyerFTB
£19,250
Additional propertyBTL/2nd
£38,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

14.4×

Price-to-income

£3,177/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£179,250
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

+1186%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.3%

per year

Acceleration

+4.70

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 80 sales

Property Type Mix

Total: 80 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£97k+83.8%2.2
Post-dot-com plateau2001–2004£116k£188k+62%3.2
Pre-crash peak2005–2007£152k£235k+55.1%3.7
GFC & correction2008–2012£185k£234k+26.2%3
Help-to-Buy recovery2014–2016£352k£424k+20.5%3.3
Brexit uncertainty2017–2019£417k£529k+27%2
Pandemic surge2020–2021£417k£500k+19.9%2.5
Rate-rise correction2022–2023£531k£609k+14.7%2.5
Current market2024–2026£625k£675k+8%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
8.5%
District
8.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
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
Leyton Underground StationCentral line
17.6 min walk
Leyton Midland Road

Nearby stations

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

42

Walkability score

81

Footpaths (500m)

0

Santander docks (800m)

1.3 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

26

Car parks (800m)

5

EV chargers (800m)

Nearest car park135m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
731m

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: 6.8 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.6 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

9

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 · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

24

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

11

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Chop Shop Tavern (333 m)

Nearest supermarketNadeem Halal Meat & Grocery · 653 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)

784m

Post office

Nearby shops

Raindrops Market148 m
Crumbs Bakery323 m
Wins344 m
Sainsbury's Local392 m

Nearby cafes

Tun332 m
Tony's Cafe374 m
Chunk381 m
Bread & Oregano384 m

Nearby restaurants

Evolution Bay264 m
Mauritius Delight351 m
Slice 'n' Dough358 m
Bamboo Mat372 m

Nearby pubs

Chop Shop Tavern333 m
Leyton Calling348 m
Point Cocktails354 m
Swirl E10360 m

Nearby gyms

Anytime Fitness426 m
Pause432 m
Fit As Leyton485 m
Raw Gym523 m

Nearby pharmacies

MS Chemist601 m
Leyton Orient Pharmacy995 m

Nearby health

Leabridge Road Dental Surgery659 m
Key 2 Smile757 m
Leyton Healthcare997 m
Food hygiene (5-star)37% of 155

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

AIM FLOW LTD
FINGER LICKIN MANAGEMENT LTD
FINGER LICKIN RECORDS LIMITED
M&A BUILDING CONTRACTORS 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.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

58.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,003m
Crossrail 2 route3,830m

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%
Price vs London+22.1%

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)
1
Major developments (800m)
0
Planning apps (3 years)
12
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)
12
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
105, 105, GOLDSMITH ROAD, E10 5EX15 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£635,000)

£19,250

Standard buyer

£19,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Waltham Forest with nearby boroughs:

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Key facts for E10 5DS

Full postcodeE10 5DS
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.568731
Longitude-0.013707
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