Leyton · Waltham Forest · Leyton and Wanstead constituency · 51.56353, -0.01441

E10 5JP— Leyton, Waltham Forest

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

London's quiet achiever

 

Schools 50%Safety 83/100Transport 41/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
58
Safety
83
Schools
46
Transport
41
Environment
80
Investment
42

The bottom line

E10 5JP offers low crime, fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

E10 5JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E10 5JP

🛡️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🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How E10 5JP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

St Joseph's Catholic Junior School

Not yet inspected · 7 min walk

KS2: 106.9

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 10 min walk

P8: -0.74A8: 40.7

50% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 24 min walk

6 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)

6

Incidents (5yr)

Nearest station: Leyton Fire Station · 170m

Crime is 23% below London average

Property

24 Apr

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,198/m²
Price per ft²£390/ft²
Avg floor area68.4 m²

EPC breakdown

B
3%
C
46%
D
23%
E
10%

Based on 82 properties · Confidence: high

Street mix

Semi 9%Terraced 36%Detached 4%Flat 49%Other 2%

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£171,000
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

1995–2024 · CAGR

+6.7%

Total change

+553%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.6%

per year

Acceleration

-34.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 52 sales

Property Type Mix

Total: 52 sales

Detached3.8%
Semi-detached9.6%
Terraced38.5%
Flat/maisonette48.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£217k+230%2
Post-dot-com plateau2001–2004£85k£209k+145.9%3.7
Pre-crash peak2007–2007£240k£240k+0%1
GFC & correction2012–2012£330k£330k+0%1
Help-to-Buy recovery2013–2016£268k£563k+109.9%3.8
Brexit uncertainty2017–2019£375k£453k+20.7%1.3
Pandemic surge2020–2021£482k£451k-6.4%1.5
Rate-rise correction2022–2023£446k£521k+16.9%3
Current market2024–2024£430k£430k+0%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Weakest performer

Terraced

-1.4% alpha

Flat/maisonette+0.6% α
Local
8.3%
District
7.7%
Terraced-1.4% α
Local
8%
District
9.4%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
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
11.9 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
12 min walk
Leytonstone High Road Rail StationSuffragette
20 min walk
Leytonstone Underground StationCentral
21 min walk
No bus stops within 400m

33

Walkability score

119

Footpaths (500m)

0

Santander docks (800m)

1.0 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

21

Car parks (800m)

2

EV chargers (800m)

Nearest car park42m
Santander docks (800m)0
Nearest cycle dock1.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

82%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed430 Mbps
Median download418 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
NoiseNONE
road
SEVERE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.3 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 70%
More green space than 93% of London

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): 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

6

GPs within 1km

1

Dentists within 1km

2

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

103

Parks (1km)

12

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Coach and Horses (348 m)

Nearest supermarketNadeem Halal Meat & Grocery · 1.0 km
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)

339m

Post office

Nearby shops

New Delta Wine151 m
Tina's Supermarket213 m
Raindrops Market492 m
Deren Supermarket547 m

Nearby cafes

Flame and Frappe192 m
Deeney's330 m
Unions Cafe405 m
Cafe Mondial428 m

Nearby restaurants

Sahara Grilll247 m
The Black Garlic268 m
Masala India314 m
Hohob332 m

Nearby pubs

Coach and Horses348 m
Leyton Orient Supporters Club399 m
T Coffee Bar647 m
Kapture681 m

Nearby gyms

Pause339 m
Feel Good Too Sports Ground461 m
SideOut Leyton484 m
Score Leisure Centre537 m

Nearby pharmacies

Leyton Orient Pharmacy423 m
Asda928 m
MS Chemist1.0 km

Nearby health

Leyton Healthcare424 m
J. Dineen Dental Surgery882 m
Food hygiene (5-star)39% of 82

Business

Local businesses registered here

Active businesses
20
New (last 12 months)
10
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

AKKAYA HOMES LTD
COIX GROUP LIMITED
COMPANYWIDE LTD
FRESH NUTS AND POPCORN LTD
JAFFRIHOLD LTD

+15 more

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

43.2

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,473m
Crossrail 2 route4,128m

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)
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)
421
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
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
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

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 5JP

Full postcodeE10 5JP
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.563528
Longitude-0.014410
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