Leyton · Waltham Forest · Leyton and Wanstead constituency · 51.56498, -0.01842

E10 5TU— Leyton, Waltham Forest

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

The family fortress

 

Schools 67%Safety 80/100Transport 40/100Low yield 3.38%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
55
Safety
80
Schools
56
Transport
40
Environment
78
Investment
46

The bottom line

E10 5TU offers low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E10 5TU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-2.4% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for E10 5TU

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E10 5TU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

Riverley Primary School

Not yet inspected · 2 min walk

KS2: 111.9

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 6 min walk

P8: -0.74A8: 40.7

67% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.9 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

0% vs borough

Crime by type

Violence & sexual offences27%
Other24%
Anti-social behaviour22%
Drug offences9%
Vehicle crime7%
Burglary4%
Robbery4%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 236m

Crime is +4% above London average

Property

Prices, sales volume and market trends

Avg floor area107.2 m²

EPC breakdown

C
11%

Based on 11 properties · Confidence: medium

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£268,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 300+ mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Leyton Midland Road Rail StationSuffragette
11 min walk
Leyton Midland RoadNational Rail
11 min walk
Leyton Underground StationCentral
16 min walk
Leytonstone High Road Rail StationSuffragette
23 min walk
Walthamstow Queens Road Rail StationSuffragette
23 min walk
No bus stops within 400m

34

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

1.1 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

25

Car parks (800m)

2

EV chargers (800m)

Nearest car park187m
Santander docks (800m)0
Nearest cycle dock1.1 km

Connectivity

Broadband and mobile coverage

25%

Full fibre

25%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed140 Mbps
Median download23 Mbps
Superfast coverage25%
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: 6.2 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 67%
More green space than 92% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.3 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

CRAWLEY ROAD MEDICAL CENTRE

479 HIGH ROAD, LEYTON, E10 5EL

6 min walk

82%

Recommend GP

82%

Overall GP experience

7

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

1

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Leyton Orient Supporters Club (651 m)

Nearest supermarketLongdan · 578 m
2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

769m

Post office

Nearby shops

New Delta Wine261 m
Raindrops Market387 m
Tina's Supermarket416 m
Food 4 Less764 m

Nearby cafes

Sam's Cafe249 m
Discovery Cafe342 m
Flame and Frappe382 m
KukooLaLa Cafe383 m

Nearby restaurants

Sodexo at Lammas School514 m
Masala India535 m
Sahara Grilll564 m
The Black Garlic580 m

Nearby pubs

Leyton Orient Supporters Club651 m
Blondies Brewery661 m
Patchworks665 m
Coach and Horses668 m

Nearby gyms

Feel Good Too Sports Ground304 m
SideOut Leyton408 m
Pause549 m
Score Leisure Centre781 m

Nearby pharmacies

Leyton Orient Pharmacy678 m
Anji's Pharmacy769 m
MS Chemist803 m

Nearby health

Leyton Healthcare678 m
Leabridge Road Dental Surgery778 m
Food hygiene (5-star)55% of 42

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

46

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

20.1

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,480m
Crossrail 2 route3,832m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,232 nationally

2,091

Est. population

19,450/km²

51%

Employed

31%

Degree educated

£41,000

Median income

11.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

39

Community stability

Age profile

29%
24%
21%
18%
Under 1828%
18–3424%
35–4921%
50–6418%
65+8%

Tenure

13%
67%
Own outright5%
Own (mortgage)12%
Private rent13%
Social rent67%
Shared ownership2%
Rent free0%

Ethnicity

20%
21%
32%
White British20%
White Other12%
Asian21%
Black32%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine24%
No car household48%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Social rent67%
Private rent13%

vs. London

Income vs London-2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
3
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)
1
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)

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
210, 210, CHURCH ROAD, E10 7JQ110 homes
completed
OLIVER CLOSE ESTATE (PHASE 3), OLIVER CLOSE ESTATE (PHASE 3), OLIVER CLOSE, E1050 homes
completed
Works, 60, Works, 60, Church Road, Leyton, E10 5JP45 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 5TU

Full postcodeE10 5TU
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.564980
Longitude-0.018416
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