Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57722, -0.00446

E10 6BS— Forest, Waltham Forest

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

The practical family move

 

Schools 100%Safety 69/100Transport 36/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
69
Schools
60
Transport
36
Environment
68
Investment
40

The bottom line

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

Less suited to Car-free commuters.

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Location

E10 6BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+0.5% vs London avg
vs London crime+57.0% vs London avg

Deep-dive guides for E10 6BS

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E10 6BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Barclay Primary School

Not yet inspected · 4 min walk

KS2: 107.7

—

Secondary

Norlington School and 6th Form

Not yet inspected · 14 min walk

P8: +0.35A8: 52.9

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

102.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 844.4%

+50% vs borough

Crime by type

Other38%
Violence & sexual offences21%
Vehicle crime12%
Anti-social behaviour11%
Drug offences6%
Theft4%
Robbery4%
Burglary4%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.8km

Crime is +57% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,057/m²
Price per ft²£563/ft²
Avg floor area97.4 m²

EPC breakdown

B
1%
C
10%
D
26%
E
3%

Based on 40 properties · Confidence: high

Street mix

Semi 7%Terraced 48%Flat 46%

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£243,500
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 DAnnual charge £1,928
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.8%

Total change

+931%

Market Activity

Price Velocity & Acceleration

Current Velocity

+57.1%

per year

Acceleration

+16.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £450k–£500k · 57 sales

Property Type Mix

Total: 57 sales

Semi-detached7%
Terraced49.1%
Flat/maisonette43.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£154k+92.2%2
Post-dot-com plateau2001–2004£157k£195k+24.2%1.8
Pre-crash peak2005–2007£205k£260k+26.8%2
GFC & correction2008–2011£240k£170k-29.2%2
Help-to-Buy recovery2013–2016£205k£385k+87.8%2.2
Brexit uncertainty2017–2019£435k£550k+26.4%2
Pandemic surge2021–2021£453k£453k+0%5
Rate-rise correction2022–2023£825k£299k-63.8%1.5
Current market2024–2026£373k£825k+121.5%1.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Weakest performer

Flat/maisonette

-1.7% alpha

Terraced-0.3% α
Local
10.2%
District
10.5%
Flat/maisonette-1.7% α
Local
3.2%
District
4.9%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Leyton Midland Road Rail StationSuffragette
11 min walk
Leyton Midland RoadNational Rail
11 min walk
Wood Street Rail StationWeaver
13 min walk
Walthamstow Central Rail StationWeaver
15 min walk
Walthamstow Central Underground StationVictoria
16 min walk
No bus stops within 400m

29

Walkability score

56

Footpaths (500m)

0

Santander docks (800m)

2.1 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

18

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)10
Nearest car park262m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
718m
🅿️
The Boat House Car Park· yes
724m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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: 7.9 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 55%
Less green space than 79% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.3 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

THE ECCLESBOURNE PRACTICE

ECCLESBOURNE, 1 WARWICK TERRACE, LEA BRIDGE ROAD, LEYTON, E17 9DP

5 min walk

55%

Recommend GP

55%

Overall GP experience

12

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 452 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

71

Parks (1km)

22

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Raglan (422 m)

Nearest supermarketMetro Food Centre · 1.4 km
7 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

525m

Post office

Nearby shops

Glade Food & Wine Ltd565 m
Capital Fruit Market642 m
Crumbs Bakery821 m
Wins835 m

Nearby cafes

Muzza326 m
Urban Bites394 m
Bom Pecado455 m
Fonta Nella476 m

Nearby restaurants

Nan Thai189 m
Ocean Fish Bar191 m
Uffizi Pizzeria and Pasta Bar257 m
WF Catering at Belmont Park School294 m

Nearby pubs

The Raglan422 m
Snooker Lovers Club & Bar518 m
Prince of Wales542 m
King William IV548 m

Nearby gyms

Leyton Leisure Centre549 m
Leyton Gym552 m
Anytime Fitness769 m
Fit As Leyton879 m

Nearby pharmacies

Well Pharmacy1.1 km

Nearby health

Whipps Cross University Hospital452 m
Key 2 Smile591 m
Comely Bank Health Clinic724 m
Addison Road Medical Practice736 m
Food hygiene (5-star)36% of 73

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

A-TEAM DRYLINING LTD
AI ONE ACADEMY LTD
AL-GREENE PROPERTY SERVICES LTD
ALL INN CONSTRUCTION LTD
AMBROSE EDUCATION LIMITED

+10 more

Investment

Investment grade, yield and market outlook

40

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

52

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,139m
Crossrail 2 route3,995m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,697 nationally

1,666

Est. population

11,582/km²

65%

Employed

49%

Degree educated

£42,200

Median income

5.9%

Claimant rate

Inner cityHigh densityEstablished mixed

51

Community stability

Age profile

26%
22%
24%
16%
Under 1826%
18–3422%
35–4924%
50–6416%
65+12%

Tenure

33%
37%
24%
Own outright33%
Own (mortgage)37%
Private rent24%
Social rent5%
Shared ownership1%

Ethnicity

28%
16%
32%
White British28%
White Other16%
Asian32%
Black11%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine17%
No car household31%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent24%
Social rent5%

vs. London

Income vs London+0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
14
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)
7
Largest scheme
71 homes · Whitehouse Estate, 38-42, 44-58 & 60-64, Whitehouse Estate, 38-42, 44-58 & 60-64, Leyton Green Road, Leyton, E10 6DG
Pipeline pressure
NONE

Named schemes (500m)

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
857, 857, Lea Bridge Road, Walthamstow, E17 9DS32 homes
completed
859, 859, Lea Bridge Road, Walthamstow, E17 9DS23 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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Compare Waltham Forest with nearby boroughs:

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Key facts for E10 6BS

Full postcodeE10 6BS
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.577216
Longitude-0.004461
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