Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57482, -0.01151

E10 6AE— Forest, Waltham Forest

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

The practical family move

 

Schools 67%Safety 73/100Transport 49/100Low yield 3.38%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
73
Schools
40
Transport
49
Environment
68
Investment
58

The bottom line

E10 6AE offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E10 6AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-7.1% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for E10 6AE

🛡️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 6AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

St Joseph's Catholic Junior School

Not yet inspected · 10 min walk

KS2: 106.9

—

Secondary

Walthamstow School for Girls

Not yet inspected · 15 min walk

P8: +0.46A8: 56.3

67% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.3 incidents per 1,000 residents

Higher crime than 58% of London
↑ Rising 1041.2%

+12% vs borough

Crime by type

Other36%
Violence & sexual offences26%
Anti-social behaviour13%
Theft9%
Vehicle crime9%
Drug offences4%
Robbery2%
Burglary1%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

22

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.4km

Crime is +17% above London average

Property

Prices, sales volume and market trends

Avg floor area37.7 m²

EPC breakdown

B
3%
C
37%
D
31%
E
5%
F
3%

Based on 79 properties · Confidence: high

Street mix

Semi 8%Terraced 42%Other 50%

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£94,250
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 BAnnual charge £1,500
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2011 · CAGR

+8.1%

Total change

+247%

Market Activity

Price Velocity & Acceleration

Current Velocity

+44.6%

per year

Acceleration

-6.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached16.7%
Terraced83.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£104k£104k+0%2
Post-dot-com plateau2003–2004£305k£165k-45.9%1
Pre-crash peak2005–2005£249k£249k+0%1
GFC & correction2011–2011£360k£360k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Leyton Midland Road Rail StationSuffragette
8 min walk
Leyton Midland RoadNational Rail
8 min walk
Walthamstow Central Rail StationWeaver
13 min walk
Walthamstow Central Underground StationVictoria
13 min walk
Walthamstow Queens Road Rail StationSuffragette
14 min walk
No bus stops within 400m

51

Walkability score

153

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria46 min ↑
Waterloo53 min ↑
Canary Wharf46 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)

11

EV chargers (800m)

Total spaces (800m)10
Nearest car park101m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
204m

Connectivity

Broadband and mobile coverage

100%

Full fibre

72%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed389 Mbps
Median download393 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.4 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 49%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.8 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

GROVE SURGERY

103-105 GROVE ROAD, WALTHAMSTOW, E17 9BU

6 min walk

56%

Recommend GP

56%

Overall GP experience

12

GPs within 1km

4

Dentists within 1km

7

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 986 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

38

Restaurants (800m)

19

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

9

Sports (1km)

1

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 800 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

167m

Post office

Nearby shops

Capital Fruit Market146 m
Crumbs Bakery436 m
Kisso Food & Wine492 m
Wins509 m

Nearby cafes

Johnston's Cafe99 m
Min Zhong Hoo Oriental Supermarket103 m
Lemonade Cafe103 m
Star Nergiz Express137 m

Nearby restaurants

High Fry Fish Bar5 m
BBQ Xpress19 m
Domino's31 m
Shish Mahal Diners Club48 m

Nearby pubs

King William IV11 m
Snooker Lovers Club & Bar97 m
The Auctioneer161 m
The European164 m

Nearby gyms

Leyton Gym122 m
Leyton Leisure Centre211 m
Raw Gym320 m
Anytime Fitness493 m

Nearby pharmacies

MS Chemist694 m

Nearby health

Key 2 Smile103 m
Leabridge Road Dental Surgery812 m
Comely Bank Health Clinic882 m
Addison Road Medical Practice894 m
Food hygiene (5-star)35% of 193

Business

Local businesses registered here

Active businesses
56
New (last 12 months)
9
Dissolved (last 12 months)
0
Industry diversity
35
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

4DGI CIC
ALICE AESTHETICS ACADEMY LTD
ALKAREEM LONDON LTD
ANGEL’S TOUCH HAIR & BEAUTY LTD
ANZ SECURITY LTD

+15 more

Investment

Investment grade, yield and market outlook

58

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

29.7

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,669m
Crossrail 2 route3,633m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,315 nationally

2,543

Est. population

28,538/km²

58%

Employed

34%

Degree educated

£39,000

Median income

7.9%

Claimant rate

Urban coreVery high densityRenters

32

Community stability

Age profile

25%
29%
23%
16%
Under 1825%
18–3429%
35–4924%
50–6416%
65+7%

Tenure

16%
21%
46%
16%
Own outright16%
Own (mortgage)21%
Private rent46%
Social rent16%
Shared ownership1%
Rent free0%

Ethnicity

21%
44%
White British13%
White Other21%
Asian44%
Black11%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine23%
No car household55%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Private rent46%
Social rent16%

vs. London

Income vs London-7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
2
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
16
Under construction
16
Completed (3yr)
16
Largest scheme
211 homes · Phase 2 & 3, Beaumont Road Estate, Phase 2 & 3, Beaumont Road Estate, Beaumont Road, Leyton, E10
Pipeline pressure
LOW

Named schemes (500m)

Phase 2 & 3, Beaumont Road Estate, Phase 2 & 3, Beaumont Road Estate, Beaumont Road, Leyton, E10211 homes
completed
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
736, 736, Lea Bridge Road, Land adjacent to 2 Knotts Green Road, Leyton, E1035 homes
completed
40, 40, DUNTON ROAD, E1027 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 6AE

Full postcodeE10 6AE
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.574818
Longitude-0.011508
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