Leyton · Waltham Forest · Leyton and Wanstead constituency · 51.56485, -0.01597

E10 5HA— Leyton, Waltham Forest

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

The family fortress

 

Schools 67%Safety 83/100Transport 42/100Yield 5.12%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
57
Safety
83
Schools
56
Transport
42
Environment
79
Investment
50

The bottom line

E10 5HA offers low crime, fast broadband and a green environment at £340,000 median — strong value for Families who can accept its trade-offs.

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

Less suited to Car-free commuters.

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Location

E10 5HA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-34.6% vs London avg
vs London income+5.2% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for E10 5HA

🛡️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🌿 Green Lung🔒 Very Safe💰 Value Find

“The family fortress”

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How E10 5HA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

Riverley Primary School

Not yet inspected · 3 min walk

KS2: 111.9

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 9 min walk

P8: -0.74A8: 40.7

67% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 22 min walk

7 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 201m

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£340,000

Median sale price

Bottom 25% — 35% below London median

£340,000 is 35% below the London median (£520,000)

-43.2%

This year

Flat

Dominant type

Price history

5-year change
-63.0%
Sales (24 months)5
New build0.0%
Avg terraced£600,000
Avg flat£323,750
Price per m²£5,414/m²
Price per ft²£503/ft²
Avg floor area62.3 m²

EPC breakdown

C
18%
D
39%
E
10%
F
1%

Based on 68 properties · Confidence: high

Street mix

Semi 14%Terraced 30%Flat 52%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

Stamp duty

Standard buyer£4,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£14,700

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

7.7×

Price-to-income

£1,701/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£155,750
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)
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

1995–2026 · CAGR

+4.2%

Total change

+257%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.9%

per year

Acceleration

-20.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 48 sales

Property Type Mix

Total: 48 sales

Semi-detached16.7%
Terraced31.3%
Flat/maisonette52.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£73k+4.4%1.5
Post-dot-com plateau2001–2004£104k£166k+59.1%2.8
Pre-crash peak2005–2007£170k£196k+15.3%1.7
GFC & correction2008–2012£365k£210k-42.5%1.7
Help-to-Buy recovery2013–2015£245k£375k+53.1%1.7
Brexit uncertainty2018–2019£430k£603k+40.1%1
Pandemic surge2020–2021£396k£920k+132.6%1.5
Rate-rise correction2022–2023£450k£480k+6.7%1
Current market2024–2026£460k£250k-45.7%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
6.3%
District
7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing7
Trend Position100

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
14 min walk
Leyton Midland Road

Nearby stations

Leyton Midland Road Rail StationSuffragette
10 min walk
Leyton Midland RoadNational Rail
10 min walk
Leyton Underground StationCentral
15 min walk
Leytonstone High Road Rail StationSuffragette
21 min walk
Leytonstone Underground StationCentral
21 min walk
No bus stops within 400m

31

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

1.1 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

25

Car parks (800m)

2

EV chargers (800m)

Nearest car park126m
Santander docks (800m)0
Nearest cycle dock1.1 km

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 waterLOW
Low
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: 6.3 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 70%
More green space than 92% of London

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

8

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.9 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

83

Parks (1km)

10

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Coach and Horses (527 m)

Nearest supermarketNadeem Halal Meat & Grocery · 861 m
2 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)

511m

Post office

Nearby shops

New Delta Wine208 m
Raindrops Market342 m
Tina's Supermarket349 m
Deren Supermarket645 m

Nearby cafes

Flame and Frappe317 m
Sam's Cafe395 m
Discovery Cafe439 m
Deeney's499 m

Nearby restaurants

Masala India367 m
Sahara Grilll406 m
The Black Garlic420 m
Hohob504 m

Nearby pubs

Coach and Horses527 m
Leyton Orient Supporters Club568 m
Chop Shop Tavern763 m
Leyton Calling763 m

Nearby gyms

Pause382 m
Feel Good Too Sports Ground417 m
SideOut Leyton487 m
Score Leisure Centre704 m

Nearby pharmacies

Leyton Orient Pharmacy593 m
MS Chemist864 m
Anji's Pharmacy887 m

Nearby health

Leyton Healthcare593 m
Leabridge Road Dental Surgery861 m
Food hygiene (5-star)43% of 80

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ALEGRIA ACCOUNTING SERVICES LTD
ELECMATIC ELECTRICAL AND VENTILATION LTD
FRANKLIN & FRY LIMITED
GYURIS BUILD LTD
JANTEX CONSTRUCTION LIMITED

+4 more

Investment

Investment grade, yield and market outlook

50

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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score6/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months3

Rental market

High

Demand

Low

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

38.4

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,549m
Crossrail 2 route3,969m

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%
Price vs London-34.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
6
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)
1
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
423
Largest scheme
412 homes · The Score Centre, 100, OLIVER ROAD, E10 5JY
Pipeline pressure
NONE

Named schemes (500m)

OLIVER CLOSE ESTATE (PHASE 1), OLIVER CLOSE ESTATE (PHASE 1), OLIVER CLOSE, E10170 homes
completed
OLIVER CLOSE ESTATE (PHASES 2,3,4 & 5), OLIVER CLOSE ESTATE (PHASES 2,3,4 & 5), OLIVER CLOSE, E10144 homes
completed
OLIVER CLOSE ESTATE (PHASE 3), OLIVER CLOSE ESTATE (PHASE 3), OLIVER CLOSE, E1050 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

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 (£340,000)

£4,500

Standard buyer

£0

First-time buyer

Save £4,500

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 5HA

Full postcodeE10 5HA
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.564849
Longitude-0.015969
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