Leyton · Waltham Forest · Leyton and Wanstead constituency · 51.56133, -0.01314

E10 5LR— Leyton, Waltham Forest

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

London's quiet achiever

 

Schools 50%Safety 75/100Transport 38/100Low yield 2.73%⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
62
Safety
75
Schools
30
Transport
38
Environment
79
Investment
43

The bottom line

E10 5LR offers low crime, fast broadband and a green environment at £637,500 median — 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.

Check your dealbreakers

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

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E10 5LR meets your needs.

Location

E10 5LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+22.6% vs London avg
vs London income-2.4% vs London avg
vs London crime+59.0% vs London avg

Deep-dive guides for E10 5LR

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E10 5LR with:

Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

Share:WhatsAppShare on X

How E10 5LR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Dawlish Primary School

Not yet inspected · 7 min walk

KS2: 105.0

—

Secondary

Norlington School and 6th Form

Not yet inspected · 13 min walk

P8: +0.35A8: 52.9

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

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 · 322m

Crime is +59% above London average

Property

2 Jul

Prices, sales volume and market trends

£637,500

Median sale price

Above London median by 23%

£637,500 is 23% above the London median (£520,000)

+23.8%

This year

Terraced

Dominant type

Price history

5-year change
+6.3%
Sales (24 months)8
New build0.0%
Avg terraced£637,500
Price per m²£6,944/m²
Price per ft²£645/ft²
Avg floor area90.1 m²

EPC breakdown

C
11%
D
30%
E
5%
G
1%

Based on 47 properties · Confidence: high

Street mix

Terraced 90%Flat 10%

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£19,375
First-time buyerFTB
£19,375
Additional propertyBTL/2nd
£38,500

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

15.5×

Price-to-income

£3,189/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£225,250
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)
RoofPitched, no insulation (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

Price Trajectory

1996–2026 · CAGR

+9.3%

Total change

+1342%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.2%

per year

Acceleration

+20.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 47 sales

Property Type Mix

Total: 47 sales

Terraced89.4%
Flat/maisonette10.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£52k£126k+144.7%2.2
Post-dot-com plateau2001–2004£128k£227k+77.3%1.8
Pre-crash peak2005–2006£224k£260k+16.3%1.5
GFC & correction2010–2012£258k£299k+16%2
Help-to-Buy recovery2015–2016£599k£635k+6.1%1.5
Brexit uncertainty2017–2019£280k£560k+100%1.7
Pandemic surge2021–2021£600k£600k+0%1
Rate-rise correction2022–2023£575k£1.05m+82.6%2
Current market2024–2026£693k£743k+7.2%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
8.7%
District
8.5%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
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
9 min walk
Leyton Midland Road

Nearby stations

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

40

Walkability score

223

Footpaths (500m)

0

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

18

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)905
Nearest car park140m
Santander docks (800m)0
Nearest cycle dock0.8 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 waterMEDIUM
Medium
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: 6.2 km away✗ Not Green Belt✗ Not AONB42% 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

2 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 · 2.1 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

132

Parks (1km)

19

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

1

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 1.3 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)

222m

Post office

Nearby shops

Tina's Supermarket167 m
New Delta Wine294 m
Deren Supermarket570 m
Francis Road Supermarket582 m

Nearby cafes

Flame and Frappe192 m
Unions Cafe211 m
Cafe Mondial219 m
Deeney's226 m

Nearby restaurants

Orient Lounge198 m
Las Restaurant204 m
Wood and Flames210 m
Hohob218 m

Nearby pubs

Leyton Orient Supporters Club153 m
Coach and Horses184 m
T Coffee Bar418 m
Kapture451 m

Nearby gyms

Score Leisure Centre285 m
Pause486 m
SideOut Leyton523 m
Feel Good Too Sports Ground564 m

Nearby pharmacies

Leyton Orient Pharmacy172 m
Asda669 m

Nearby health

Leyton Healthcare174 m
J. Dineen Dental Surgery641 m
Food hygiene (5-star)38% of 96

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

17 BOHEMIA ROAD RTM COMPANY LIMITED
AZZOUZ TRANSPORT LIMITED
IMAGEERING LTD
JOSSARIAS LTD
SPOOKY FILMS LIMITED

+1 more

Investment

Investment grade, yield and market outlook

43

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

58.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,302m
Crossrail 2 route4,231m

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+22.6%

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)
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 (£637,500)

£19,375

Standard buyer

£19,375

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in E10 5LR? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E10 5LR.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

What else could £638k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E10 5LR

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E10 5LR

Full postcodeE10 5LR
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.561330
Longitude-0.013135
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