Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56157, -0.00548

E10 5RF— Grove Green, Waltham Forest

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

The practical family move

 

Top 10% LondonSchools 100%Safety 83/100Transport 54/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
83
Schools
60
Transport
54
Environment
69
Investment
49

The bottom line

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

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Location

E10 5RF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+7.9% vs London avg
vs London crime-20.0% vs London avg

Deep-dive guides for E10 5RF

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

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“The practical family move”

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How E10 5RF 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 · 3 min walk

KS2: 106.4

—

Secondary

Norlington School and 6th Form

Not yet inspected · 9 min walk

P8: +0.35A8: 52.9

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 18 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

52.3 incidents per 1,000 residents

Better than 61% of London
→ Stable

-23% vs borough

Crime by type

Other31%
Anti-social behaviour25%
Violence & sexual offences18%
Theft7%
Burglary7%
Vehicle crime6%
Drug offences4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Leyton Fire Station · 802m

Crime is 20% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£10,310/m²
Price per ft²£958/ft²
Avg floor area91.1 m²

EPC breakdown

C
10%
D
30%
E
8%

Based on 48 properties · Confidence: high

Street mix

Terraced 93%Flat 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£227,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+9.7%

Total change

+1379%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.1%

per year

Acceleration

+62.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 66 sales

Property Type Mix

Total: 66 sales

Terraced92.4%
Flat/maisonette7.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£63k£133k+111.5%2.4
Post-dot-com plateau2002–2004£163k£230k+41.1%3
Pre-crash peak2006–2007£202k£235k+16.6%4.5
GFC & correction2008–2012£278k£218k-21.6%1.8
Help-to-Buy recovery2013–2016£300k£265k-11.7%2.5
Brexit uncertainty2017–2019£520k£540k+3.8%2
Pandemic surge2020–2021£565k£805k+42.5%3
Rate-rise correction2022–2022£877k£877k+0%3
Current market2024–2025£669k£930k+39.1%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.3% alpha

Terraced+1.3% α
Local
10.7%
District
9.4%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
Trend Position10

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
6.1 min walk
Leyton Midland Road

Nearby stations

Leyton Underground StationCentral
7 min walk
Leyton Midland Road Rail StationSuffragette
12 min walk
Leyton Midland RoadNational Rail
12 min walk
Leytonstone High Road Rail StationSuffragette
12 min walk
Leytonstone Underground StationCentral
15 min walk
No bus stops within 400m

40

Walkability score

138

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria53 min ↑
Waterloo51 min ↑
Canary Wharf39 min ↓
City ★38 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)

9

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)905
Nearest car park423m
Santander docks (800m)0
Nearest cycle dock1.1 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 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: 6.6 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

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

2 min walk

79%

Recommend GP

79%

Overall GP experience

11

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

336

Parks (1km)

31

Restaurants (800m)

12

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

5

Sports (1km)

3

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 1.7 km

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

328m

Post office

Nearby shops

Marmelo270 m
Francis Road Supermarket282 m
SVA Food & Wine295 m
Dhillon Wines334 m

Nearby cafes

Albert & Francis234 m
Scottalia236 m
Royal Cafe294 m
Shaketown304 m

Nearby restaurants

Asparago131 m
Munch & Crunch247 m
Zaxx256 m
Loop257 m

Nearby pubs

Northcote Arms295 m
T Coffee Bar321 m
Champions Bar327 m
Kapture330 m

Nearby gyms

Pause323 m
The Gym577 m
Score Leisure Centre619 m
Leytonstone Leisure Centre701 m

Nearby pharmacies

Leyton Orient Pharmacy578 m
Asda684 m
Langthorne Pharmacy869 m

Nearby health

J. Dineen Dental Surgery479 m
Leyton Healthcare581 m
Hampton Surgery697 m
LL Medical Care845 m
Food hygiene (5-star)38% of 129

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ABS INDUSTRIES LTD.
ASH PROPERTIES CONSTRUCTION LTD
DHARITRI LIMITED
I R B BUILDING LTD
IRM BUSINESS SOLUTIONS LIMITED

+7 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

56.7

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,582m
Crossrail 2 route4,759m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,107 nationally

1,933

Est. population

24,105/km²

68%

Employed

45%

Degree educated

£45,300

Median income

4.5%

Claimant rate

Urban coreVery high densityRenters

33

Community stability

Age profile

20%
27%
29%
16%
Under 1821%
18–3427%
35–4929%
50–6416%
65+8%

Tenure

16%
24%
47%
Own outright16%
Own (mortgage)24%
Private rent47%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

28%
26%
26%
White British28%
White Other26%
Asian26%
Black9%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine20%
No car household47%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent47%
Social rent12%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
16
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)
13
Largest scheme
50 homes · Hainault Triangle sites C & E, 590 - 604, Hainault Triangle sites C & E, 590 - 604, High Road Leyton, 1 Hainault Road, Leytonstone, E11 1ED
Pipeline pressure
NONE

Named schemes (500m)

Municipal Offices, Municipal Offices, High Road Leyton, Leyton, E10 5QJ32 homes
completed
36 -58, 36 -58, Claude Road, 176 -198 & 200 - 222 Murchison Road, Leyton, E10 6ND28 homes
completed
Police Station, 215, Police Station, 215, Francis Road, Leyton, E10 6NJ20 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 5RF

Full postcodeE10 5RF
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.561569
Longitude-0.005478
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