Leyton · Waltham Forest · Leyton and Wanstead constituency · 51.56167, -0.01501

E10 5LD— Leyton, Waltham Forest

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

London's quiet achiever

 

Schools 50%Safety 75/100Transport 36/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
75
Schools
46
Transport
36
Environment
79
Investment
38

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E10 5LD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-2.4% vs London avg
vs London crime+59.0% vs London avg

Deep-dive guides for E10 5LD

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How E10 5LD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Riverley Primary School

Not yet inspected · 7 min walk

KS2: 111.9

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 11 min walk

P8: -0.74A8: 40.7

50% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

103.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+52% vs borough

Crime by type

Anti-social behaviour25%
Other25%
Violence & sexual offences24%
Burglary7%
Drug offences6%
Vehicle crime6%
Theft5%
Robbery2%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leyton Fire Station · 203m

Crime is +59% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,667/m²
Price per ft²£527/ft²
Avg floor area58.2 m²

EPC breakdown

B
2%
C
25%
D
23%
E
7%
F
2%
G
1%

Based on 60 properties · Confidence: high

Street mix

Semi 4%Terraced 18%Flat 73%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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£145,500
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 CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+5.8%

Total change

+445%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.0%

per year

Acceleration

-5.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 60 sales

Property Type Mix

Total: 60 sales

Semi-detached5%
Terraced20%
Flat/maisonette75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£57k£90k+56.3%2.2
Post-dot-com plateau2001–2004£90k£130k+44.4%4
Pre-crash peak2005–2006£125k£123k-2%2.5
GFC & correction2008–2011£195k£184k-5.7%5
Help-to-Buy recovery2013–2016£213k£295k+38.8%2.2
Brexit uncertainty2017–2019£360k£308k-14.6%2
Pandemic surge2021–2021£304k£304k+0%2
Rate-rise correction2022–2022£320k£320k+0%1
Current market2025–2026£325k£312k-4%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+12.6% alpha

Weakest performer

Flat/maisonette

-1.2% alpha

Terraced+12.6% α
Local
31%
District
18.4%
Flat/maisonette-1.2% α
Local
7.7%
District
8.9%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position100

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
10.4 min walk
Leyton Midland Road

Nearby stations

Leyton Underground StationCentral
11 min walk
Leyton Midland Road Rail StationSuffragette
13 min walk
Leyton Midland RoadNational Rail
13 min walk
Leytonstone High Road Rail StationSuffragette
20 min walk
Leytonstone Underground StationCentral
22 min walk
No bus stops within 400m

34

Walkability score

136

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

19

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)905
Nearest car park50m
Santander docks (800m)0
Nearest cycle dock0.9 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: 6.1 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 61%
More green space than 93% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.7 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

LEYTON HEALTHCARE 4TH FLOOR

4TH FLOOR, OLIVER ROAD MEDICAL CENTRE, 75 OLIVER ROAD, E10 5LG

3 min walk

60%

Recommend GP

60%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.1 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

127

Parks (1km)

12

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

2

Convenience

Nearest supermarketLongdan · 1.0 km
6 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

340m

Post office

Nearby shops

Tina's Supermarket32 m
New Delta Wine177 m
Deren Supermarket658 m
Francis Road Supermarket680 m

Nearby cafes

Flame and Frappe60 m
Deeney's340 m
Unions Cafe345 m
Cafe Mondial355 m

Nearby restaurants

Sahara Grilll314 m
Orient Lounge329 m
Hohob334 m
Las Restaurant337 m

Nearby pubs

Leyton Orient Supporters Club214 m
Coach and Horses313 m
T Coffee Bar548 m
Kapture581 m

Nearby gyms

Score Leisure Centre347 m
SideOut Leyton392 m
Feel Good Too Sports Ground428 m
Pause518 m

Nearby pharmacies

Leyton Orient Pharmacy240 m
Asda764 m

Nearby health

Leyton Healthcare240 m
J. Dineen Dental Surgery763 m
Food hygiene (5-star)38% of 79

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

GEORGIEV'S GOODS LTD

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

49.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,272m
Crossrail 2 route4,099m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,197 nationally

1,832

Est. population

4,288/km²

63%

Employed

42%

Degree educated

£41,000

Median income

11.8%

Claimant rate

SuburbanMedium densityMixed

37

Community stability

Age profile

24%
26%
27%
15%
Under 1824%
18–3426%
35–4927%
50–6415%
65+8%

Tenure

21%
29%
34%
Own outright13%
Own (mortgage)21%
Private rent29%
Social rent34%
Shared ownership3%
Rent free0%

Ethnicity

22%
18%
26%
21%
White British22%
White Other18%
Asian26%
Black21%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine21%
No car household51%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Social rent34%
Private rent30%

vs. London

Income vs London-2.4%

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)
2
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
Land Adjacent 132, Land Adjacent 132, Dunedin Road, Leyton, E10 5PE84 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 5LD

Full postcodeE10 5LD
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.561667
Longitude-0.015010
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