Leyton · Waltham Forest · Leyton and Wanstead constituency · 51.55887, -0.00913

E10 5PE— Leyton, Waltham Forest

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

The practical family move

 

Schools 100%Safety 63/100Transport 57/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
63
Schools
60
Transport
57
Environment
71
Investment
48

The bottom line

E10 5PE offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how E10 5PE 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 5PE meets your needs.

Location

E10 5PE

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 5PE

🛡️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 5PE with:

Postcode Personality

🚇 Well-Connected🎓 School Smart

“The practical family move”

Share:WhatsAppShare on X

How E10 5PE 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 · 9 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 · 16 min walk

3 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)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leyton Fire Station · 710m

Crime is +171% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£6,543/m²
Price per ft²£608/ft²
Avg floor area82.6 m²

EPC breakdown

C
11%
D
23%
E
6%
F
1%

Based on 41 properties · Confidence: high

Street mix

Semi 2%Terraced 80%Flat 18%

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£206,500
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)
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

1995–2025 · CAGR

+7.4%

Total change

+744%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.1%

per year

Acceleration

-24.93

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached2.3%
Terraced84.1%
Flat/maisonette13.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£118k+106.1%2.4
Post-dot-com plateau2001–2003£136k£199k+46.5%1.5
Pre-crash peak2005–2007£135k£277k+105.2%1.7
GFC & correction2008–2012£250k£232k-7.4%1.8
Help-to-Buy recovery2013–2015£328k£479k+46.2%2
Brexit uncertainty2017–2018£620k£640k+3.2%2
Rate-rise correction2022–2022£553k£553k+0%1
Current market2024–2025£590k£483k-18.1%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
8.7%
District
8.4%

CAGR over 27yr 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 Timing0
Trend Position100

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
4.3 min walk
Leyton Midland Road

Nearby stations

Leyton Underground StationCentral
4 min walk
Leyton Midland Road Rail StationSuffragette
15 min walk
Leyton Midland RoadNational Rail
15 min walk
Leytonstone High Road Rail StationSuffragette
17 min walk
Stratford International DLR StationDLR
19 min walk
No bus stops within 400m

46

Walkability score

284

Footpaths (500m)

0

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria43 min ↑
Waterloo41 min ↑
Canary Wharf30 min ↓
City ★29 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

14

Car parks (800m)

7

EV chargers (800m)

3

Fast chargers (800m)

Total spaces (800m)905
Nearest car park389m
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 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: 6.2 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.1 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

4 min walk

60%

Recommend GP

60%

Overall GP experience

9

GPs within 1km

2

Dentists within 1km

3

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

323

Parks (1km)

33

Restaurants (800m)

12

Cafes (800m)

5

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

1

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 1.4 km
8 tennis courts

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

360m

Post office

Nearby shops

Haji Baba Halal Meat at Asda256 m
Food City480 m
Meat United Butcher Ltd490 m
The Sunrise Shop494 m

Nearby cafes

Shaketown129 m
Royal Cafe137 m
Papa' Bagel220 m
Cafe Mondial223 m

Nearby restaurants

KFC76 m
Cafe Anatolia78 m
Pizza Hut Delivery85 m
Figo108 m

Nearby pubs

T Coffee Bar77 m
Kapture92 m
The Leyton Engineer112 m
Champions Bar152 m

Nearby gyms

Score Leisure Centre282 m
The Gym309 m
Pause642 m
Fit As Leyton1.2 km

Nearby pharmacies

Leyton Orient Pharmacy307 m
Asda335 m

Nearby health

J. Dineen Dental Surgery251 m
Leyton Healthcare309 m
My E20 Dentist1.1 km
Liberty Bridge Road Practice1.2 km
Food hygiene (5-star)35% of 136

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

COTTON & LOOM LTD
MCKEE PROPERTY MANAGEMENT LTD
MILLKEE INVESTMENTS LIMITED
MOUNTSTEWART INVESTMENTS LIMITED
NIKKI HAYHOE DESIGNS LTD

+2 more

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 score22/100
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

64.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,197m
Crossrail 2 route4,524m

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)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
10
Borough approval rate
82%
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)
426
Largest scheme
412 homes · The Score Centre, 100, OLIVER ROAD, E10 5JY
Pipeline pressure
NONE

Named schemes (500m)

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
LAND AT REAR OF, 5-29, LAND AT REAR OF, 5-29, RUCKHOLT CLOSE AND AT (1-3), E1042 homes
completed
Municipal Offices, Municipal Offices, High Road Leyton, Leyton, E10 5QJ32 homes
completed
South side of, South side of, Maud Road, Leyton, E1025 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

Live in E10 5PE? 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 5PE.
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

Similar postcodes

Frequently asked questions

📍 Track E10 5PE

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

No spam. Unsubscribe anytime.

Key facts for E10 5PE

Full postcodeE10 5PE
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.558870
Longitude-0.009131
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