Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56451, -0.01062

E10 6AB— Grove Green, Waltham Forest

Location and area intelligence for E10 6AB, Grove Green, Waltham Forest

The practical family move

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 49/100Low yield 3.38%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
83
Schools
60
Transport
49
Environment
70
Investment
60

The bottom line

E10 6AB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E10 6AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+7.9% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for E10 6AB

🛡️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 6AB 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 · 2 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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.8 incidents per 1,000 residents

Better than 60% of London
→ Stable

-22% vs borough

Crime by type

Anti-social behaviour31%
Violence & sexual offences20%
Other18%
Drug offences8%
Vehicle crime8%
Robbery6%
Theft5%
Burglary3%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

7

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 454m

Crime is 19% below London average

Property

Prices, sales volume and market trends

Avg floor area97.8 m²

EPC breakdown

B
5%

Based on 5 properties · Confidence: low

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£244,500
Rebuild cost per m²£2,500/m²

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

Construction eraNO DATA!
WallsAverage thermal transmittance 0.29 W/m?K
RoofAverage thermal transmittance 0.20 W/m?K
Heating fuelmains gas - this is for backwards compatibility only and should not be used
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialModerate

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 4

Good

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

Nearby stations

Leyton Midland Road Rail StationSuffragette
8 min walk
Leyton Midland RoadNational Rail
8 min walk
Leyton Underground StationCentral
12 min walk
Leytonstone High Road Rail StationSuffragette
17 min walk
Leytonstone Underground StationCentral
17 min walk
No bus stops within 400m

42

Walkability score

115

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

21

Car parks (800m)

7

EV chargers (800m)

Nearest car park115m
Santander docks (800m)0
Nearest cycle dock1.1 km

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.6 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.9 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): 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 costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CRAWLEY ROAD MEDICAL CENTRE

479 HIGH ROAD, LEYTON, E10 5EL

1 min walk

82%

Recommend GP

82%

Overall GP experience

8

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.7 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

30

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

11

Sports (1km)

1

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 1.1 km
4 tennis courts1 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)

276m

Post office

Nearby shops

Deren Supermarket272 m
Francis Road Supermarket324 m
Marmelo336 m
New Delta Wine436 m

Nearby cafes

Deeney's261 m
Tamping Grounds303 m
Scottalia343 m
Bread & Oregano379 m

Nearby restaurants

Masala India71 m
The Black Garlic157 m
Sahara Grilll176 m
Hohob272 m

Nearby pubs

Coach and Horses328 m
Leyton Orient Supporters Club543 m
T Coffee Bar613 m
Gravity Well Taproom613 m

Nearby gyms

Pause98 m
Fit As Leyton610 m
Score Leisure Centre663 m
Anytime Fitness714 m

Nearby pharmacies

Leyton Orient Pharmacy557 m
Asda968 m

Nearby health

Leyton Healthcare560 m
J. Dineen Dental Surgery850 m
Food hygiene (5-star)41% of 154

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

A

High street health

Investment

Investment grade, yield and market outlook

60

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

51.9

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,695m
Crossrail 2 route4,280m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,646 nationally

1,798

Est. population

29,516/km²

64%

Employed

44%

Degree educated

£45,300

Median income

6.2%

Claimant rate

Inner cityVery high densityEstablished mixed

36

Community stability

Age profile

24%
29%
26%
Under 1824%
18–3429%
35–4926%
50–6413%
65+8%

Tenure

17%
24%
41%
16%
Own outright17%
Own (mortgage)24%
Private rent41%
Social rent16%
Shared ownership1%
Rent free0%

Ethnicity

26%
22%
20%
18%
White British26%
White Other22%
Asian20%
Black18%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine20%
No car household54%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Private rent41%
Social rent16%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
12
Borough approval rate
82%
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)
425
Largest scheme
412 homes · The Score Centre, 100, OLIVER ROAD, E10 5JY
Pipeline pressure
NONE

Named schemes (500m)

Hainault Triangle sites C & E, 590 - 604, Hainault Triangle sites C & E, 590 - 604, High Road Leyton, 1 Hainault Road, Leytonstone, E11 1ED50 homes
completed
Works, 60, Works, 60, Church Road, Leyton, E10 5JP45 homes
completed
429 - 443, 429 - 443, High Road, Leyton, E10 5EL36 homes
completed
Grove House, 452, Grove House, 452, High Road Leyton, Leyton, E10 6QE33 homes
completed
GLEBELANDS, 33, GLEBELANDS, 33, CHURCH ROAD, E10 5LY25 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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Compare Waltham Forest with nearby boroughs:

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Key facts for E10 6AB

Full postcodeE10 6AB
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.564507
Longitude-0.010616
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