Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57276, -0.00828

E10 6AA— Forest, Waltham Forest

Location and area intelligence for E10 6AA, Forest, Waltham Forest

The practical family move

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 49/100Low yield 3.38%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
72
Schools
60
Transport
49
Environment
70
Investment
54

The bottom line

E10 6AA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E10 6AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+0.5% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for E10 6AA

🛡️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 6AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Dawlish Primary School

Not yet inspected · 10 min walk

KS2: 105.0

—

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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.7 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 2666.7%

+23% vs borough

Crime by type

Violence & sexual offences25%
Other25%
Anti-social behaviour17%
Theft8%
Vehicle crime8%
Drug offences7%
Robbery5%
Burglary4%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

92

Road safety score

8

Accidents (5yr)

1

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.2km

Crime is +29% above London average

Property

Prices, sales volume and market trends

Avg floor area58.9 m²

EPC breakdown

C
10%
D
10%
E
8%

Based on 28 properties · Confidence: medium

Street mix

Terraced 19%Flat 63%Other 19%

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 costMedium
Rebuild cost estimate£147,250
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)
Roof(another dwelling above)
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

1999–2016 · CAGR

+6.2%

Total change

+177%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.2%

per year

Acceleration

+62.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 20 sales

Property Type Mix

Total: 20 sales

Terraced25%
Flat/maisonette75%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£66k£91k+37.4%1.5
Post-dot-com plateau2001–2004£90k£144k+60%2.3
Pre-crash peak2005–2007£150k£185k+23.3%2.3
GFC & correction2009–2009£135k£135k+0%1
Help-to-Buy recovery2016–2016£183k£183k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5.3% alpha

Flat/maisonette-5.3% α
Local
4.9%
District
10.2%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Walthamstow Central Underground StationVictoria line
16.6 min walk
Leyton Midland Road

Nearby stations

Leyton Midland Road Rail StationSuffragette
4 min walk
Leyton Midland RoadNational Rail
4 min walk
Leytonstone Underground StationCentral
16 min walk
Walthamstow Central Rail StationWeaver
17 min walk
Walthamstow Central Underground StationVictoria
17 min walk
No bus stops within 400m

45

Walkability score

142

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria53 min ↑
Waterloo56 min ↑
Canary Wharf45 min ≈
City ★44 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)

10

EV chargers (800m)

Total spaces (800m)10
Nearest car park68m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
506m

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.4 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 52%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.0 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SMA MEDICAL PRACTICE

693 HIGH ROAD LEYTON, LEYTON, E10 6RA

3 min walk

67%

Recommend GP

67%

Overall GP experience

10

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 890 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

37

Restaurants (800m)

18

Cafes (800m)

7

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

11

Sports (1km)

4

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 951 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

467m

Post office

Nearby shops

Crumbs Bakery262 m
Wins276 m
Sainsbury's Local397 m
Capital Fruit Market463 m

Nearby cafes

Brunch Cafe and Grill122 m
Coccle140 m
Afters155 m
Tun267 m

Nearby restaurants

Chestersway133 m
Kebabish Original137 m
Shish Mahal Diners Club280 m
Domino's290 m

Nearby pubs

Prince of Wales150 m
Snooker Lovers Club & Bar226 m
Chop Shop Tavern268 m
Leyton Calling278 m

Nearby gyms

Leyton Leisure Centre110 m
Leyton Gym200 m
Anytime Fitness219 m
Fit As Leyton382 m

Nearby health

Key 2 Smile424 m
Comely Bank Health Clinic1.1 km
Addison Road Medical Practice1.1 km
Food hygiene (5-star)35% of 170

Business

Local businesses registered here

Active businesses
26
New (last 12 months)
10
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

738-744 MANAGEMENT LIMITED
B.I.K. LIMITED
BUDOKON DESIGN AND BUILD LTD
CHRISTJOINTERS LTD
CRAVEN PARK DENTAL CLINIC LTD

+15 more

Investment

Investment grade, yield and market outlook

54

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

39

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,577m
Crossrail 2 route3,933m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,735 nationally

1,984

Est. population

8,930/km²

57%

Employed

41%

Degree educated

£42,200

Median income

8.0%

Claimant rate

Inner cityHigh densityEstablished mixed

45

Community stability

Age profile

28%
22%
25%
16%
Under 1828%
18–3422%
35–4925%
50–6416%
65+10%

Tenure

21%
25%
20%
30%
Own outright21%
Own (mortgage)25%
Private rent20%
Social rent30%
Shared ownership4%

Ethnicity

20%
39%
18%
White British20%
White Other12%
Asian39%
Black18%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine19%
No car household37%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Social rent30%
Private rent20%

vs. London

Income vs London+0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
3
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
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
211 homes · Phase 2 & 3, Beaumont Road Estate, Phase 2 & 3, Beaumont Road Estate, Beaumont Road, Leyton, E10
Pipeline pressure
NONE

Named schemes (500m)

Phase 4, Beaumont Road Estate, Phase 4, Beaumont Road Estate, Beaumont Road, Leyton, E10117 homes
completed
Whitehouse Estate, 38-42, 44-58 & 60-64, Whitehouse Estate, 38-42, 44-58 & 60-64, Leyton Green Road, Leyton, E10 6DG71 homes
completed
Hainault Triangle sites A & B, 606 - 638, Hainault Triangle sites A & B, 606 - 638, High Road, 15 - 25 Hainault Road, Leyton, E1062 homes
completed
640, 640, High Road, Leyton, E10 6RN36 homes
completed
Beaumont Arms P.H. & Beaumont Est. Railway Viaduct Sites, 31, Beaumont Arms P.H. & Beaumont Est. Railway Viaduct Sites, 31, Beaumont Road, Leyton, E10 5BJ25 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.9%
Ward turnout
30%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Marsela BerberiLabour
Zafran MalikLabour
Kastriot BerberiLabour

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Key facts for E10 6AA

Full postcodeE10 6AA
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.572758
Longitude-0.008279
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