Leyton · Waltham Forest · Leyton and Wanstead constituency · 51.56669, -0.01452

E10 5EE— Leyton, Waltham Forest

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

The practical family move

 

Schools 67%Safety 83/100Transport 45/100Low yield 3.38%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
83
Schools
56
Transport
45
Environment
69
Investment
54

The bottom line

E10 5EE offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

E10 5EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+5.2% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for E10 5EE

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools🔒 Very Safe🍕 Buzzing

“The practical family move”

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How E10 5EE 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 · 3 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 14 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.8 incidents per 1,000 residents

Better than 63% of London
→ Stable

-27% vs borough

Crime by type

Violence & sexual offences32%
Other20%
Drug offences15%
Anti-social behaviour11%
Vehicle crime11%
Theft6%
Burglary6%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

7

Incidents (5yr)

Nearest station: Leyton Fire Station · 427m

Crime is 23% below London average

Property

Prices, sales volume and market trends

Avg floor area72.7 m²

EPC breakdown

B
23%
C
5%
D
9%
E
4%

Based on 41 properties · Confidence: high

Street mix

Semi 13%Terraced 48%Flat 35%Other 4%

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£181,750
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsCavity wall, as built, insulated (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

1995–2023 · CAGR

+8.9%

Total change

+1000%

Market Activity

Price Velocity & Acceleration

Current Velocity

+51.3%

per year

Acceleration

+52.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached14.3%
Terraced52.4%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£100k+51.5%1.3
Post-dot-com plateau2001–2002£114k£146k+28.3%2
Pre-crash peak2006–2006£169k£169k+0%1
GFC & correction2008–2009£240k£166k-30.8%1.5
Help-to-Buy recovery2014–2016£141k£335k+138.4%1.3
Brexit uncertainty2017–2017£485k£485k+0%1
Pandemic surge2021–2021£480k£480k+0%3
Rate-rise correction2023–2023£726k£726k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-1% alpha

Weakest performer

Flat/maisonette

-9.8% alpha

Terraced-1% α
Local
8.4%
District
9.4%
Flat/maisonette-9.8% α
Local
-3.3%
District
6.5%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

38

Walkability score

110

Footpaths (500m)

0

Santander docks (800m)

1.2 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)

6

EV chargers (800m)

Nearest car park148m
Santander docks (800m)0
Nearest cycle dock1.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

57%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed328 Mbps
Median download337 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: 6.6 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 37%
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): None recorded

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

4 min walk

82%

Recommend GP

82%

Overall GP experience

9

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.7 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

82

Parks (1km)

15

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

14

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Chop Shop Tavern (538 m)

Nearest supermarketNadeem Halal Meat & Grocery · 752 m
4 tennis courts3 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)

0

Cinemas (2km)

599m

Post office

Nearby shops

Raindrops Market148 m
New Delta Wine431 m
Sainsbury's Local525 m
Wins539 m

Nearby cafes

Bread & Oregano433 m
Sam's Cafe448 m
Tony's Cafe526 m
Flame and Frappe528 m

Nearby restaurants

Masala India315 m
Slice 'n' Dough389 m
Evolution Bay457 m
Mauritius Delight459 m

Nearby pubs

Chop Shop Tavern538 m
Leyton Calling540 m
Point Cocktails542 m
Swirl E10544 m

Nearby gyms

Pause312 m
Anytime Fitness617 m
Fit As Leyton617 m
Feel Good Too Sports Ground625 m

Nearby pharmacies

MS Chemist730 m
Leyton Orient Pharmacy772 m
Anji's Pharmacy835 m

Nearby health

Leabridge Road Dental Surgery755 m
Leyton Healthcare773 m
Key 2 Smile990 m
Food hygiene (5-star)38% of 98

Business

Local businesses registered here

Active businesses
6
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

25 PRIMROSE ROAD (FREEHOLD) LIMITED
JUNK HUB LTD
PAK TRADE UK LIMITED
PAKISTAN PRESS CLUB LONDON LTD
SOUTH ASIAN CONSULTANTS LIMITED

+1 more

Investment

Investment grade, yield and market outlook

54

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

28.4

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,777m
Crossrail 2 route3,918m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,722 nationally

2,147

Est. population

18,442/km²

58%

Employed

41%

Degree educated

£44,200

Median income

7.9%

Claimant rate

Inner cityVery high densityRenters

33

Community stability

Age profile

24%
28%
26%
14%
Under 1824%
18–3428%
35–4926%
50–6414%
65+8%

Tenure

20%
40%
26%
Own outright12%
Own (mortgage)20%
Private rent40%
Social rent26%
Shared ownership1%
Rent free0%

Ethnicity

25%
24%
20%
18%
White British25%
White Other24%
Asian20%
Black18%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine19%
No car household55%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Private rent40%
Social rent26%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
5
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
12
Borough approval rate
82%
Opportunity area
Olympic Legacy
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
428
Largest scheme
412 homes · The Score Centre, 100, OLIVER ROAD, E10 5JY
Pipeline pressure
NONE

Named schemes (500m)

Phase 1, Beaumont Road Estate, Phase 1, Beaumont Road Estate, Beaumont Road, Leyton, E1095 homes
completed
Works, 60, Works, 60, Church Road, Leyton, E10 5JP45 homes
completed
Leyton Grange Estate, Leyton Grange Estate, Leyton Grange, Leyton, E1044 homes
completed
Grove House, 452, Grove House, 452, High Road Leyton, Leyton, E10 6QE33 homes
completed
GLEBELANDS, 33, GLEBELANDS, 33, CHURCH ROAD, E10 5LY25 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 5EE

Full postcodeE10 5EE
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.566686
Longitude-0.014518
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