Leyton · Waltham Forest · Leyton and Wanstead constituency · 51.56196, -0.01071

E10 5FQ— Leyton, Waltham Forest

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

The practical family move

 

Schools 100%Safety 63/100Transport 48/100Low yield 3.38%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
63
Schools
60
Transport
48
Environment
72
Investment
61

The bottom line

E10 5FQ offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Toggle the things that matter to you — see how E10 5FQ scores on each.

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Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
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Location

E10 5FQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-2.4% vs London avg
vs London crime+171.0% vs London avg

Deep-dive guides for E10 5FQ

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

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“The practical family move”

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How E10 5FQ 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 · 5 min walk

KS2: 105.0

—

Secondary

Norlington School and 6th Form

Not yet inspected · 11 min walk

P8: +0.35A8: 52.9

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 20 min walk

6 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

175.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+159% vs borough

Crime by type

Other30%
Violence & sexual offences18%
Anti-social behaviour18%
Drug offences9%
Theft9%
Vehicle crime6%
Robbery5%
Burglary5%

Road safety

93

Road safety score

7

Accidents (5yr)

5

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 440m

Crime is +171% above London average

Property

Prices, sales volume and market trends

Avg floor area62.1 m²

EPC breakdown

C
8%

Based on 8 properties · Confidence: low

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£155,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
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

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Leyton Underground StationCentral
9 min walk
Leyton Midland Road Rail StationSuffragette
11 min walk
Leyton Midland RoadNational Rail
11 min walk
Leytonstone High Road Rail StationSuffragette
17 min walk
Leytonstone Underground StationCentral
19 min walk
No bus stops within 400m

43

Walkability score

185

Footpaths (500m)

0

Santander docks (800m)

0.9 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

15

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)905
Nearest car park58m
Santander docks (800m)0
Nearest cycle dock0.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.4 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 52%
More green space than 75% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.9 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

3 min walk

82%

Recommend GP

82%

Overall GP experience

7

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

139

Parks (1km)

29

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 1.3 km

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

41m

Post office

Nearby shops

Tina's Supermarket330 m
Deren Supermarket398 m
Francis Road Supermarket403 m
Marmelo406 m

Nearby cafes

Deeney's44 m
Unions Cafe109 m
Cafe Mondial138 m
Royal Cafe239 m

Nearby restaurants

Hohob35 m
Hyderabadi Biryani's44 m
Orient Lounge68 m
Las Restaurant89 m

Nearby pubs

Coach and Horses47 m
Leyton Orient Supporters Club295 m
T Coffee Bar353 m
Kapture387 m

Nearby gyms

Pause381 m
Score Leisure Centre395 m
The Gym666 m
SideOut Leyton691 m

Nearby pharmacies

Leyton Orient Pharmacy301 m
Asda688 m

Nearby health

Leyton Healthcare305 m
J. Dineen Dental Surgery594 m
Food hygiene (5-star)42% of 125

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

UK ENERGY SAVING LTD

Investment

Investment grade, yield and market outlook

61

Investment score

Good

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

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

49.1

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,445m
Crossrail 2 route4,394m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,369 nationally

2,677

Est. population

8,117/km²

72%

Employed

52%

Degree educated

£41,000

Median income

6.5%

Claimant rate

Inner cityHigh densityRenters

32

Community stability

Age profile

18%
37%
27%
Under 1818%
18–3437%
35–4927%
50–6411%
65+8%

Tenure

14%
24%
45%
Own outright14%
Own (mortgage)24%
Private rent45%
Social rent11%
Shared ownership6%
Rent free0%

Ethnicity

24%
27%
26%
White British24%
White Other27%
Asian26%
Black12%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine18%
No car household59%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent45%
Social rent11%

vs. London

Income vs London-2.4%

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)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
10
Borough approval rate
82%
Historic landfill (400m)
1
Opportunity area
Olympic Legacy
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
425
Largest scheme
412 homes · The Score Centre, 100, OLIVER ROAD, E10 5JY
Pipeline pressure
NONE

Named schemes (500m)

The Score Centre, 100, OLIVER ROAD, E10 5JY412 homes
completed
LEYTON ORIENT STADIUM, LEYTON ORIENT STADIUM, BRISBANE ROAD, E10144 homes
completed
Matchroom Stadium, Leyton Orient Football Club, Matchroom Stadium, Leyton Orient Football Club, Brisbane Road, Leyton, E10 5NE62 homes
completed
Works, 60, Works, 60, Church Road, Leyton, E10 5JP45 homes
completed
429 - 443, 429 - 443, High Road, Leyton, E10 5EL36 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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Compare Waltham Forest with nearby boroughs:

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Key facts for E10 5FQ

Full postcodeE10 5FQ
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.561963
Longitude-0.010713
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