Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57522, -0.01031

E10 6BD— Forest, Waltham Forest

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

The practical family move

 

Schools 67%Safety 73/100Transport 49/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
59
Safety
73
Schools
90
Transport
49
Environment
68
Investment
48

The bottom line

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

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Location

E10 6BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E10 6BD

🛡️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 6BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Henry Maynard Primary School

Good · Inspected Sept 2023 · 11 min walk

KS2: 104.5

—

Secondary

Walthamstow School for Girls

Not yet inspected · 14 min walk

P8: +0.46A8: 56.3

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.4km

Crime is +17% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E10 district median

£515,000

Based on 402 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£6,866/m²
Price per ft²£638/ft²
Avg floor area70.2 m²

EPC breakdown

C
10%
D
38%
E
12%

Based on 60 properties · Confidence: high

Street mix

Terraced 73%Flat 28%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£175,500
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.5%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

-48.8%

per year

Acceleration

-62.44

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 49 sales

Property Type Mix

Total: 49 sales

Terraced75.5%
Flat/maisonette24.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£70k+8.6%1.8
Post-dot-com plateau2001–2004£123k£212k+72.4%2.8
Pre-crash peak2005–2007£186k£250k+34.8%3.3
GFC & correction2008–2011£195k£235k+20.5%2
Help-to-Buy recovery2014–2016£340k£430k+26.5%2
Brexit uncertainty2018–2018£680k£680k+0%1
Pandemic surge2020–2020£715k£715k+0%1
Rate-rise correction2022–2022£550k£550k+0%3
Current market2024–2025£625k£320k-48.8%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3% alpha

Weakest performer

Terraced

+0.6% alpha

Flat/maisonette+3% α
Local
15.4%
District
12.4%
Terraced+0.6% α
Local
8.9%
District
8.3%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing11
Trend Position100

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
13 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
14 min walk
Walthamstow Central Underground StationVictoria
14 min walk
Walthamstow Queens Road Rail StationSuffragette
15 min walk
No bus stops within 400m

49

Walkability score

149

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

19

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)10
Nearest car park147m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
280m

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed475 Mbps
Median download440 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.5 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below 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): 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

14

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 893 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

39

Restaurants (800m)

19

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

9

Sports (1km)

1

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 895 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)

163m

Post office

Nearby shops

Capital Fruit Market210 m
Crumbs Bakery478 m
Wins538 m
Kisso Food & Wine573 m

Nearby cafes

Lemonade Cafe138 m
Min Zhong Hoo Oriental Supermarket146 m
Johnston's Cafe147 m
Patisserie Citadelle Mauritian Shop168 m

Nearby restaurants

Domino's86 m
High Fry Fish Bar93 m
BBQ Xpress99 m
Shish Mahal Diners Club115 m

Nearby pubs

King William IV86 m
Snooker Lovers Club & Bar98 m
Prince of Wales174 m
The European249 m

Nearby gyms

Leyton Gym142 m
Leyton Leisure Centre210 m
Raw Gym414 m
Anytime Fitness508 m

Nearby pharmacies

MS Chemist788 m

Nearby health

Key 2 Smile157 m
Comely Bank Health Clinic832 m
Addison Road Medical Practice844 m
The Bailey Practice982 m
Food hygiene (5-star)34% of 187

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ARYAAN CONSTRUCTIONS LTD
CHICKEN JUNCTION LTD
HAJI MOVING MOUNTAINS LIMITED
KADLE LIMITED
MOHSIN SUFI LTD

+5 more

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
3.4% (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
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

46.1

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,749m
Crossrail 2 route3,692m

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)
6
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
19
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)
13
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 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
LIVINGSTONE COLLEGE TOWERS, LIVINGSTONE COLLEGE TOWERS, ESSEX ROAD, E1033 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 6BD

Full postcodeE10 6BD
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.575220
Longitude-0.010307
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