Leyton · Waltham Forest · Leyton and Wanstead constituency · 51.56046, -0.01365

E10 5LE— Leyton, Waltham Forest

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

London's quiet achiever

 

Schools 50%Safety 75/100Transport 38/100Yield 4.35%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
75
Schools
46
Transport
38
Environment
80
Investment
48

The bottom line

E10 5LE offers low crime and a green environment at £400,000 median — a strong choice for Most buyers.

Less suited to Families.

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Location

E10 5LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-23.1% vs London avg
vs London income-2.4% vs London avg
vs London crime+59.0% vs London avg

Deep-dive guides for E10 5LE

🛡️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 5LE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Dawlish Primary School

Not yet inspected · 8 min walk

KS2: 105.0

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 13 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 · 20 min walk

6 primaries · 0 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

97

Road safety score

3

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leyton Fire Station · 367m

Crime is +59% above 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.

£400,000

Median sale price

23% below London median

£400,000 is 23% below the London median (£520,000)

+14.3%

This year

Flat

Dominant type

Price history

5-year change
+2.6%
Sales (24 months)5
New build0.0%
Avg flat£400,000
Price per m²£6,441/m²
Price per ft²£598/ft²
Avg floor area62.7 m²

EPC breakdown

B
11%
C
24%
D
1%

Based on 36 properties · Confidence: high

Street mix

Flat 100%

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£7,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,500

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

9.8×

Price-to-income

£2,001/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£156,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2005–2025 · CAGR

+4.1%

Total change

+122%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.8%

per year

Acceleration

+14.61

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 62 sales

Property Type Mix

Total: 62 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£180k£236k+31.1%15
Help-to-Buy recovery2013–2016£243k£395k+62.9%4.7
Brexit uncertainty2017–2019£144k£365k+153.5%2.7
Pandemic surge2020–2021£443k£390k-11.9%2
Rate-rise correction2022–2022£368k£368k+0%1
Current market2025–2025£400k£400k+0%5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
3%
District
4.2%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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
8.5 min walk
Leyton Midland Road

Nearby stations

Leyton Underground StationCentral
9 min walk
Leyton Midland Road Rail StationSuffragette
14 min walk
Leyton Midland RoadNational Rail
14 min walk
Leytonstone High Road Rail StationSuffragette
20 min walk
Stratford International DLR StationDLR
21 min walk
No bus stops within 400m

41

Walkability score

241

Footpaths (500m)

1

Santander docks (800m)

0.8 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

17

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)905
Nearest car park200m
Santander docks (800m)1
Nearest cycle dock0.8 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
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 AONB44% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.8 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

1 min walk

60%

Recommend GP

60%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

138

Parks (1km)

17

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

1

Convenience

Nearest supermarketLongdan · 1.2 km
6 tennis courts2 sports halls

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)

301m

Post office

Nearby shops

Tina's Supermarket189 m
New Delta Wine342 m
Haji Baba Halal Meat at Asda537 m
Deren Supermarket661 m

Nearby cafes

Flame and Frappe223 m
Cafe Mondial249 m
Unions Cafe253 m
Deeney's307 m

Nearby restaurants

Wood and Flames250 m
Manjaros250 m
Las Restaurant254 m
Orient Lounge257 m

Nearby pubs

Leyton Orient Supporters Club54 m
Coach and Horses250 m
T Coffee Bar405 m
Kapture436 m

Nearby gyms

Score Leisure Centre191 m
SideOut Leyton502 m
Feel Good Too Sports Ground566 m
Pause590 m

Nearby pharmacies

Leyton Orient Pharmacy78 m
Asda600 m

Nearby health

Leyton Healthcare79 m
J. Dineen Dental Surgery606 m
Food hygiene (5-star)37% of 89

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

24 CARAT INTERIORS LTD
CUNNINGHAM COURT (LEYTON) RTM COMPANY LIMITED
DELHUM LTD

Investment

Investment grade, yield and market outlook

48

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

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

17/100

Velocity score

Future outlook

52.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,200m
Crossrail 2 route4,201m

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%
Price vs London-23.1%

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)
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)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
424
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£400,000)

£7,500

Standard buyer

£0

First-time buyer

Save £7,500

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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Key facts for E10 5LE

Full postcodeE10 5LE
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.560457
Longitude-0.013649
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