Leyton · Waltham Forest · Leyton and Wanstead constituency · 51.55977, -0.01162

E10 5NY— Leyton, Waltham Forest

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

The practical family move

 

Schools 100%Safety 63/100Transport 50/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
63
Schools
60
Transport
50
Environment
79
Investment
48

The bottom line

E10 5NY offers exceptional schools (100% Good/Outstanding) and a green environment — a strong choice for Most buyers.

Less suited to Families.

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Location

E10 5NY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-2.4% vs London avg
vs London crime+171.0% vs London avg

Deep-dive guides for E10 5NY

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

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How E10 5NY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Dawlish Primary School

Not yet inspected · 8 min walk

KS2: 105.0

—

Secondary

Norlington School and 6th Form

Not yet inspected · 13 min walk

P8: +0.35A8: 52.9

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

175.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+159% vs borough

Crime by type

Other30%
Violence & sexual offences18%
Anti-social behaviour18%
Drug offences9%
Theft9%
Vehicle crime6%
Robbery5%
Burglary5%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 517m

Crime is +171% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,561/m²
Price per ft²£609/ft²
Avg floor area61.2 m²

EPC breakdown

B
6%
C
24%
D
4%

Based on 34 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

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£153,000
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

2006–2025 · CAGR

+3.3%

Total change

+87%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.3%

per year

Acceleration

-44.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 68 sales

Property Type Mix

Total: 68 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£220k£245k+11.4%18
GFC & correction2011–2011£175k£175k+0%1
Help-to-Buy recovery2014–2016£290k£390k+34.5%4
Brexit uncertainty2017–2019£325k£275k-15.4%2
Pandemic surge2020–2021£424k£340k-19.8%2
Rate-rise correction2022–2023£415k£300k-27.7%3
Current market2024–2025£425k£411k-3.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
3.3%
District
4.6%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Leyton Underground StationCentral line
6.6 min walk
Leyton Midland Road

Nearby stations

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

46

Walkability score

253

Footpaths (500m)

1

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria52 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

16

Car parks (800m)

6

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)905
Nearest car park259m
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 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 AONB43% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.9 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

4

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

213

Parks (1km)

24

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 1.6 km
8 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

273m

Post office

Nearby shops

Tina's Supermarket344 m
Haji Baba Halal Meat at Asda397 m
New Delta Wine490 m
Marmelo617 m

Nearby cafes

Cafe Mondial155 m
Unions Cafe177 m
Royal Cafe185 m
Deeney's286 m

Nearby restaurants

Manjaros140 m
Five Lads168 m
Wood and Flames171 m
Las Restaurant190 m

Nearby pubs

Leyton Orient Supporters Club135 m
Coach and Horses214 m
T Coffee Bar247 m
Kapture277 m

Nearby gyms

Score Leisure Centre156 m
The Gym491 m
Pause630 m
SideOut Leyton659 m

Nearby pharmacies

Leyton Orient Pharmacy117 m
Asda468 m

Nearby health

Leyton Healthcare120 m
J. Dineen Dental Surgery447 m
My E20 Dentist1.2 km
Food hygiene (5-star)39% of 110

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

B & R REINFORCEMENTS LTD
VIP CHAUFFEURS LONDON 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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

61.5

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 route4,346m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,369 nationally

2,677

Est. population

8,117/km²

72%

Employed

52%

Degree educated

£41,000

Median income

6.5%

Claimant rate

Inner cityHigh densityRenters

32

Community stability

Age profile

18%
37%
27%
Under 1818%
18–3437%
35–4927%
50–6411%
65+8%

Tenure

14%
24%
45%
Own outright14%
Own (mortgage)24%
Private rent45%
Social rent11%
Shared ownership6%
Rent free0%

Ethnicity

24%
27%
26%
White British24%
White Other27%
Asian26%
Black12%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine18%
No car household59%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent45%
Social rent11%

vs. London

Income vs London-2.4%

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)
8
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)
420
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
LEYTON ORIENT STADIUM, LEYTON ORIENT STADIUM, BRISBANE ROAD, E10144 homes
completed
Land Adjacent 132, Land Adjacent 132, Dunedin Road, Leyton, E10 5PE84 homes
completed
Matchroom Stadium, Leyton Orient Football Club, Matchroom Stadium, Leyton Orient Football Club, Brisbane Road, Leyton, E10 5NE62 homes
completed
Works, 60, Works, 60, Church Road, Leyton, E10 5JP45 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 5NY

Full postcodeE10 5NY
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.559766
Longitude-0.011616
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