Leyton · Waltham Forest · Leyton and Wanstead constituency · 51.56111, -0.01648

E10 5TN— Leyton, Waltham Forest

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

London's quiet achiever

 

Schools 50%Safety 75/100Transport 35/100Low yield 3.38%⚠ Knotweed sites nearby

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
56
Safety
75
Schools
46
Transport
35
Environment
79
Investment
47

The bottom line

E10 5TN offers low crime, fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: 6 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E10 5TN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-2.4% vs London avg
vs London crime+59.0% vs London avg

Deep-dive guides for E10 5TN

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How E10 5TN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Riverley Primary School

Not yet inspected · 8 min walk

KS2: 111.9

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 10 min walk

P8: -0.74A8: 40.7

50% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

103.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+52% vs borough

Crime by type

Anti-social behaviour25%
Other25%
Violence & sexual offences24%
Burglary7%
Drug offences6%
Vehicle crime6%
Theft5%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Leyton Fire Station · 225m

Crime is +59% above London average

Property

Prices, sales volume and market trends

Avg floor area80.7 m²

EPC breakdown

C
11%
D
3%
E
1%

Based on 15 properties · Confidence: medium

Street mix

Terraced 90%Flat 10%

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£201,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2024 · CAGR

+1.3%

Total change

+26%

Market Activity

Price Velocity & Acceleration

Current Velocity

-43.8%

per year

Acceleration

-68.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 10 sales

Property Type Mix

Total: 10 sales

Terraced90%
Flat/maisonette10%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£250k£250k+0%1
Help-to-Buy recovery2013–2016£238k£480k+102.1%1.3
Brexit uncertainty2017–2017£468k£468k+0%2
Pandemic surge2020–2020£450k£450k+0%1
Rate-rise correction2023–2023£560k£560k+0%1
Current market2024–2024£315k£315k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+3% alpha

Terraced+3% α
Local
18.4%
District
15.4%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Leyton Underground StationCentral
11 min walk
Leyton Midland Road Rail StationSuffragette
14 min walk
Leyton Midland RoadNational Rail
14 min walk
Leytonstone High Road Rail StationSuffragette
22 min walk
Stratford International DLR StationDLR
23 min walk
No bus stops within 400m

32

Walkability score

102

Footpaths (500m)

0

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria54 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

19

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)905
Nearest car park85m
Santander docks (800m)0
Nearest cycle dock0.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed485 Mbps
Median download444 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: 6.0 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.6 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

3 min walk

60%

Recommend GP

60%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJohn Howard Centre · 2.1 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

128

Parks (1km)

10

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

2

Convenience

Nearest supermarketLongdan · 992 m
6 tennis courts2 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)

452m

Post office

Nearby shops

Tina's Supermarket99 m
New Delta Wine210 m
Haji Baba Halal Meat at Asda721 m
Raindrops Market760 m

Nearby cafes

Flame and Frappe113 m
Discovery Cafe327 m
Unions Cafe440 m
Cafe Mondial444 m

Nearby restaurants

Orient Lounge431 m
Sahara Grilll433 m
Las Restaurant435 m
Wood and Flames438 m

Nearby pubs

Leyton Orient Supporters Club240 m
Coach and Horses417 m
T Coffee Bar614 m
Kapture645 m

Nearby gyms

SideOut Leyton295 m
Score Leisure Centre346 m
Feel Good Too Sports Ground359 m
Pause630 m

Nearby pharmacies

Leyton Orient Pharmacy265 m
Asda775 m

Nearby health

Leyton Healthcare263 m
J. Dineen Dental Surgery810 m
Food hygiene (5-star)42% of 76

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

MS ISLAM LIMITED

Investment

Investment grade, yield and market outlook

47

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

30.3

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,168m
Crossrail 2 route4,001m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,197 nationally

1,832

Est. population

4,288/km²

63%

Employed

42%

Degree educated

£41,000

Median income

11.8%

Claimant rate

SuburbanMedium densityMixed

37

Community stability

Age profile

24%
26%
27%
15%
Under 1824%
18–3426%
35–4927%
50–6415%
65+8%

Tenure

21%
29%
34%
Own outright13%
Own (mortgage)21%
Private rent29%
Social rent34%
Shared ownership3%
Rent free0%

Ethnicity

22%
18%
26%
21%
White British22%
White Other18%
Asian26%
Black21%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine21%
No car household51%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Social rent34%
Private rent30%

vs. London

Income vs London-2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
4
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)
6
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
421
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
OLIVER CLOSE ESTATE (PHASE 1), OLIVER CLOSE ESTATE (PHASE 1), OLIVER CLOSE, E10170 homes
completed
OLIVER CLOSE ESTATE (PHASES 2,3,4 & 5), OLIVER CLOSE ESTATE (PHASES 2,3,4 & 5), OLIVER CLOSE, E10144 homes
completed
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

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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Compare Waltham Forest with nearby boroughs:

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Key facts for E10 5TN

Full postcodeE10 5TN
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.561108
Longitude-0.016478
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