Leyton · Waltham Forest · Leyton and Wanstead constituency · 51.55876, -0.01377

E10 5ZA— Leyton, Waltham Forest

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

The practical family move

 

Schools 100%Safety 63/100Transport 49/100Low yield 3.25%⚠ Knotweed sites nearby

Best for: Most buyers

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Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
63
Schools
76
Transport
49
Environment
96
Investment
48

The bottom line

E10 5ZA offers exceptional schools (100% Good/Outstanding) and a green environment at £536,000 median — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

E10 5ZA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+3.1% vs London avg
vs London income-2.4% vs London avg
vs London crime+171.0% vs London avg

Deep-dive guides for E10 5ZA

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

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Postcode Personality

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“The practical family move”

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How E10 5ZA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
—

Primary

Dawlish Primary School

Not yet inspected · 10 min walk

KS2: 105.0

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 14 min walk

P8: -0.74A8: 40.7

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

175.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+159% vs borough

Crime by type

Other30%
Violence & sexual offences18%
Anti-social behaviour18%
Drug offences9%
Theft9%
Vehicle crime6%
Robbery5%
Burglary5%

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: Leyton Fire Station · 528m

Crime is +171% above London average

Property

2 Jul

Prices, sales volume and market trends

£536,000

Median sale price

Above London median by 3%

£536,000 is 3% above the London median (£520,000)

-3.8%

This year

Flat

Dominant type

Price history

Sales (24 months)33
New build100.0%
Avg flat£536,000
Price per m²£8,576/m²
Price per ft²£797/ft²
Avg floor area62.5 m²

EPC breakdown

B
128%

Based on 128 properties · Confidence: high

Street mix

Flat 100%

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

Stamp duty

Standard buyer£14,300
First-time buyerFTB
£5,550
Additional propertyBTL/2nd
£30,380

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.1×

Price-to-income

£2,681/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£156,250
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2024–2025 · CAGR

+-4.3%

Total change

-4%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.3%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 36 sales

Property Type Mix

Total: 36 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£539k£516k-4.3%18

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.6% alpha

Flat/maisonette-3.6% α
Local
-4.3%
District
-0.7%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Leyton Underground StationCentral
8 min walk
Leyton Midland Road Rail StationSuffragette
16 min walk
Leyton Midland RoadNational Rail
16 min walk
Stratford International DLR StationDLR
19 min walk
Leytonstone High Road Rail StationSuffragette
20 min walk
No bus stops within 400m

38

Walkability score

206

Footpaths (500m)

1

Santander docks (800m)

0.7 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria52 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

17

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)905
Nearest car park355m
Santander docks (800m)1
Nearest cycle dock0.7 km

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.9 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

2 min walk

60%

Recommend GP

60%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJohn Howard Centre · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

164

Parks (1km)

20

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

1

Convenience

Nearest supermarketLongdan · 1.3 km
8 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)

1

Cinemas (2km)

444m

Post office

Nearby shops

Tina's Supermarket350 m
Haji Baba Halal Meat at Asda408 m
New Delta Wine506 m
Food City708 m

Nearby cafes

Papa' Bagel272 m
Cafe Mondial340 m
Unions Cafe359 m
Royal Cafe362 m

Nearby restaurants

Manjaros326 m
Five Lads354 m
Wood and Flames354 m
Las Restaurant370 m

Nearby pubs

Leyton Orient Supporters Club137 m
Coach and Horses385 m
T Coffee Bar392 m
Kapture413 m

Nearby gyms

Score Leisure Centre40 m
The Gym539 m
SideOut Leyton573 m
Feel Good Too Sports Ground666 m

Nearby pharmacies

Leyton Orient Pharmacy119 m
Asda455 m

Nearby health

Leyton Healthcare116 m
J. Dineen Dental Surgery528 m
My E20 Dentist1.1 km
Food hygiene (5-star)36% of 91

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

A

High street health

Registered businesses

GS LIVE LTD

Investment

Investment grade, yield and market outlook

48

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
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

57.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,030m
Crossrail 2 route4,204m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,369 nationally

2,677

Est. population

8,117/km²

72%

Employed

52%

Degree educated

£41,000

Median income

6.5%

Claimant rate

Inner cityHigh densityRenters

32

Community stability

Age profile

18%
37%
27%
Under 1818%
18–3437%
35–4927%
50–6411%
65+8%

Tenure

14%
24%
45%
Own outright14%
Own (mortgage)24%
Private rent45%
Social rent11%
Shared ownership6%
Rent free0%

Ethnicity

24%
27%
26%
White British24%
White Other27%
Asian26%
Black12%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine18%
No car household59%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent45%
Social rent11%

vs. London

Income vs London-2.4%
Price vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
6
Borough approval rate
82%
Historic landfill (400m)
2
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)
419
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
LEYTON ORIENT STADIUM, LEYTON ORIENT STADIUM, BRISBANE ROAD, E10144 homes
completed
Land Adjacent 132, Land Adjacent 132, Dunedin Road, Leyton, E10 5PE84 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£536,000)

£14,300

Standard buyer

£5,550

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Waltham Forest with nearby boroughs:

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Key facts for E10 5ZA

Full postcodeE10 5ZA
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.558760
Longitude-0.013767
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