Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.55813, -0.00647

E10 5PS— Grove Green, Waltham Forest

Location and area intelligence for E10 5PS, Grove Green, Waltham Forest

The family fortress

 

Top 13% LondonSchools 100%Safety 83/100Transport 63/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
83
Schools
60
Transport
63
Environment
72
Investment
49

The bottom line

E10 5PS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E10 5PS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+7.9% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for E10 5PS

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

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🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E10 5PS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Newport School

Not yet inspected · Inspected Oct 2024 · 7 min walk

KS2: 106.4

—

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 · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.4 incidents per 1,000 residents

Better than 60% of London
→ Stable

-21% vs borough

Crime by type

Violence & sexual offences25%
Anti-social behaviour18%
Other17%
Drug offences15%
Vehicle crime11%
Theft7%
Burglary7%
Robbery1%

Road safety

76

Road safety score

10

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

5

Incidents (1yr)

37

Incidents (5yr)

Nearest station: Leyton Fire Station · 905m

Crime is 18% below 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£5,882/m²
Price per ft²£546/ft²
Avg floor area53.1 m²

EPC breakdown

C
33%
D
39%
E
12%
G
3%

Based on 87 properties · Confidence: high

Street mix

Semi 5%Terraced 13%Flat 75%Other 8%

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£132,750
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.5%

Total change

+273%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.6%

per year

Acceleration

+57.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 61 sales

Property Type Mix

Total: 61 sales

Semi-detached4.9%
Terraced14.8%
Flat/maisonette80.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£75k£55k-26.7%2.8
Post-dot-com plateau2001–2004£100k£140k+40%5
Pre-crash peak2005–2007£165k£227k+37.9%3.7
GFC & correction2008–2012£170k£210k+23.5%1.3
Help-to-Buy recovery2013–2016£183k£253k+38%1.8
Brexit uncertainty2019–2019£260k£260k+0%1
Rate-rise correction2022–2023£285k£1.35m+373.7%1
Current market2024–2025£340k£280k-17.6%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Weakest performer

Terraced

-0.7% alpha

Flat/maisonette-0.5% α
Local
8.3%
District
8.8%
Terraced-0.7% α
Local
13.2%
District
13.9%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Leyton Underground StationCentral
2 min walk
Leytonstone High Road Rail StationSuffragette
15 min walk
Leyton Midland Road Rail StationSuffragette
16 min walk
Leyton Midland RoadNational Rail
16 min walk
Stratford International DLR StationDLR
18 min walk
No bus stops within 400m

44

Walkability score

234

Footpaths (500m)

0

Santander docks (800m)

0.9 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

13

Car parks (800m)

12

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)914
Nearest car park377m
Santander docks (800m)0
Nearest cycle dock0.9 km

Connectivity

Broadband and mobile coverage

93%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed483 Mbps
Median download455 Mbps
Superfast coverage93%
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
NoiseNONE
road
SEVERE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.3 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 49%
More green space than 75% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.3 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

FRANCIS ROAD MEDICAL CENTRE

94 FRANCIS ROAD, LEYTON, E10 6PP

6 min walk

79%

Recommend GP

79%

Overall GP experience

11

GPs within 1km

3

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

425

Parks (1km)

32

Restaurants (800m)

13

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

6

Sports (1km)

4

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 1.3 km
2 tennis courts

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

504m

Post office

Nearby shops

Haji Baba Halal Meat at Asda250 m
Food City324 m
Meat United Butcher Ltd336 m
The Sunrise Shop340 m

Nearby cafes

Shaketown120 m
Royal Cafe281 m
Costa302 m
Papa' Bagel317 m

Nearby restaurants

Doner King37 m
Sangria Restaurant86 m
Pizza Hut Delivery145 m
Cafe Anatolia163 m

Nearby pubs

Champions Bar79 m
The Leyton Engineer107 m
Kapture134 m
T Coffee Bar168 m

Nearby gyms

The Gym189 m
Score Leisure Centre472 m
Pause697 m
More Yoga1.1 km

Nearby pharmacies

Asda313 m
Leyton Orient Pharmacy509 m
Langthorne Pharmacy674 m
Salus Pharmacy1.1 km

Nearby health

J. Dineen Dental Surgery92 m
Leyton Healthcare511 m
Langthorne Sharma Family Practice647 m
LL Medical Care649 m
Food hygiene (5-star)35% of 128

Business

Local businesses registered here

Active businesses
37
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
26
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

202 HIGH ROAD LEYTON MANAGEMENT LIMITED
ABARAK LTD
AIPDN LTD
BAY TREE APARTMENTS DERBY LIMITED
BONJOUR CAFE PATISSERIE LTD

+15 more

Investment

Investment grade, yield and market outlook

49

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

Very High

Demand

Very Low

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

69.3

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,214m
Crossrail 2 route4,714m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,916 nationally

1,891

Est. population

30,000/km²

66%

Employed

44%

Degree educated

£45,300

Median income

6.1%

Claimant rate

Urban coreVery high densityRenters

32

Community stability

Age profile

18%
35%
24%
13%
Under 1818%
18–3435%
35–4924%
50–6413%
65+10%

Tenure

22%
16%
48%
Own outright22%
Own (mortgage)16%
Private rent48%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

18%
27%
37%
White British18%
White Other27%
Asian37%
Black10%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine18%
No car household56%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent48%
Social rent12%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
13
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)
16
Largest scheme
144 homes · LEYTON ORIENT STADIUM, LEYTON ORIENT STADIUM, BRISBANE ROAD, E10
Pipeline pressure
NONE

Named schemes (500m)

Municipal Offices, Municipal Offices, High Road Leyton, Leyton, E10 5QJ32 homes
completed
South side of, South side of, Maud Road, Leyton, E1025 homes
completed
CORPUS CHRISTI SITE, CORPUS CHRISTI SITE, GOODALL ROAD, E11 4EP24 homes
completed
Municipal Offices, Municipal Offices, High Road Leyton, Leyton, E10 5QJ17 homes
completed
Leyton Municipal Offices, Leyton Municipal Offices, High Road, Leyton, E10 5QJ16 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
18.9%
Ward turnout
30%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Khevyn LimbajeeLabour
Anna MbachuLabour
Uzma RasoolLabour

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Key facts for E10 5PS

Full postcodeE10 5PS
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.558132
Longitude-0.006465
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