Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56145, -0.00400

E10 5RG— Grove Green, Waltham Forest

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

The practical family move

 

Top 13% LondonSchools 100%Safety 83/100Transport 54/100Low yield 3.38%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
83
Schools
60
Transport
54
Environment
70
Investment
61

The bottom line

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

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Location

E10 5RG

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 5RG

🛡️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 5RG 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 · 2 min walk

KS2: 106.4

—

Secondary

Norlington School and 6th Form

Not yet inspected · 8 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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 885m

Crime is 20% below London average

Property

Prices, sales volume and market trends

Avg floor area99.3 m²

EPC breakdown

C
12%
D
15%
E
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 4%Terraced 67%Flat 29%

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

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£248,250
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, 100 mm loft insulation
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

1995–2020 · CAGR

+9.9%

Total change

+949%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.4%

per year

Acceleration

-68.32

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £450k–£500k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached4.8%
Terraced76.2%
Flat/maisonette19%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£61k£61k-0.1%1.4
Post-dot-com plateau2004–2004£190k£190k+0%1
Pre-crash peak2005–2007£265k£240k-9.4%1.7
GFC & correction2010–2011£278k£220k-20.7%1.5
Help-to-Buy recovery2014–2016£531k£465k-12.4%1.5
Brexit uncertainty2017–2017£725k£725k+0%1
Pandemic surge2020–2020£635k£635k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.6% alpha

Terraced-1.6% α
Local
9.4%
District
11%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position40

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 min walk
Leyton Midland Road

Nearby stations

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

35

Walkability score

113

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 park481m
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 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: 6.7 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.4 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

1 min walk

79%

Recommend GP

79%

Overall GP experience

13

GPs within 1km

3

Dentists within 1km

5

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

390

Parks (1km)

27

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

6

Sports (1km)

4

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 1.7 km
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

431m

Post office

Nearby shops

SVA Food & Wine192 m
Dhillon Wines234 m
Marmelo309 m
13 Express320 m

Nearby cafes

Albert & Francis262 m
Scottalia279 m
Tamping Grounds349 m
Shaketown350 m

Nearby restaurants

Asparago88 m
Zaxx292 m
Munch & Crunch293 m
Chris's Fish Bar301 m

Nearby pubs

Northcote Arms201 m
Champions Bar361 m
The Leyton Engineer380 m
T Coffee Bar382 m

Nearby gyms

Pause370 m
The Gym592 m
Leytonstone Leisure Centre598 m
Score Leisure Centre704 m

Nearby pharmacies

Leyton Orient Pharmacy671 m
Asda717 m
Langthorne Pharmacy799 m

Nearby health

J. Dineen Dental Surgery493 m
Hampton Surgery637 m
Leyton Healthcare675 m
LL Medical Care776 m
Food hygiene (5-star)39% of 108

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

MANNING ADVISORY LTD
MANNING'S TUTORS LTD
PHLOX BOOKS LTD
TUTORINGCO LTD

Investment

Investment grade, yield and market outlook

61

Investment score

Good

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

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

50.3

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,620m
Crossrail 2 route4,851m

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)
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)
18
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)
14
Largest scheme
66 homes · SITE OF HORNBEAM & REDWOOD TOWERS, 1-2, SITE OF HORNBEAM & REDWOOD TOWERS, 1-2, HOLLYDOWN WAY, E11
Pipeline pressure
NONE

Named schemes (500m)

36 -58, 36 -58, Claude Road, 176 -198 & 200 - 222 Murchison Road, Leyton, E10 6ND28 homes
completed
137, 137, NEWPORT ROAD, E10 6PQ11 homes
completed
17, 17, Sidmouth Road, Leyton, E10 5QZ9 homes
completed
218-220, 218-220, Francis Road, Leyton, E10 6NQ8 homes
completed
L/A 31, L/A 31, Colville Road, Leytonstone, E118 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 5RG

Full postcodeE10 5RG
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.561453
Longitude-0.003997
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