Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57860, -0.00424

E10 6DW— Forest, Waltham Forest

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

The practical family move

 

Schools 67%Safety 72/100Transport 41/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
56
Safety
72
Schools
90
Transport
41
Environment
70
Investment
44

The bottom line

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

Less suited to Car-free commuters.

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Location

E10 6DW

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+29.0% vs London avg

Deep-dive guides for E10 6DW

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E10 6DW 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 · 5 min walk

KS2: 104.5

—

Secondary

Leytonstone School

Not yet inspected · 10 min walk

P8: -0.14A8: 51.3

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 · 12 min walk

4 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.9km

Crime is +29% 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£5,590/m²
Price per ft²£519/ft²
Avg floor area82.3 m²

EPC breakdown

C
8%
D
16%
E
2%

Based on 26 properties · Confidence: medium

Street mix

Terraced 85%Flat 15%

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£205,750
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, 100 mm loft insulation
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

1995–2025 · CAGR

+7.1%

Total change

+676%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.3%

per year

Acceleration

-35.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 37 sales

Property Type Mix

Total: 37 sales

Terraced86.5%
Flat/maisonette13.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£58k£79k+36.2%1.8
Post-dot-com plateau2001–2004£120k£150k+25%2.8
Pre-crash peak2005–2007£160k£199k+24.4%2
GFC & correction2008–2012£250k£261k+4.4%1.7
Help-to-Buy recovery2013–2013£325k£325k+0%1
Brexit uncertainty2017–2017£611k£611k+0%2
Rate-rise correction2022–2023£675k£659k-2.4%1.5
Current market2024–2025£675k£450k-33.3%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.1% alpha

Terraced-1.1% α
Local
7.2%
District
8.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
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
14 min walk
Wood Street→ Liverpool Street· 4 tph
21 min

Nearby stations

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

29

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

2.2 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

16

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)10
Nearest car park206m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
The Boat House Car Park· yes
671m
🅿️
Stanley Road Car Park· yes
791m

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 waterLOW
Low
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: 8.0 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Walthamstow Reservoirs 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

4 min walk

55%

Recommend GP

55%

Overall GP experience

11

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

81

Parks (1km)

20

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketMetro Food Centre · 1.3 km
7 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

589m

Post office

Nearby shops

Glade Food & Wine Ltd645 m
Capital Fruit Market717 m
Bayer Food Centre938 m
Crumbs Bakery962 m

Nearby cafes

Muzza173 m
Urban Bites244 m
Bom Pecado313 m
Lamb's Cafe374 m

Nearby restaurants

Uffizi Pizzeria and Pasta Bar118 m
Nan Thai168 m
Ocean Fish Bar174 m
Kabila Barbeque Restaurant323 m

Nearby pubs

The Raglan268 m
The Castle533 m
Snooker Lovers Club & Bar635 m
Mother's Ruin Gin Factory642 m

Nearby gyms

Leyton Gym673 m
Leyton Leisure Centre682 m
Walthamstow Cricket Tennis and Squash Club798 m
Anytime Fitness918 m

Nearby pharmacies

Well Pharmacy968 m

Nearby health

Whipps Cross University Hospital452 m
Comely Bank Health Clinic610 m
The Bailey Practice620 m
Addison Road Medical Practice622 m
Food hygiene (5-star)37% of 52

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

17 CARNARVON ROAD LIMITED
ACTUATE SCIENCE LTD
AMBER BUILD & DESIGN LTD
BALOG PLASTER LTD
D&N ACCOUNTANTS LTD

+6 more

Investment

Investment grade, yield and market outlook

44

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

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

17/100

Velocity score

Future outlook

38.7

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,281m
Crossrail 2 route3,966m

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)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
11
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)
15
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)

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
685-697, 685-697, Lea Bridge Road, Leyton, E1020 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 6DW

Full postcodeE10 6DW
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.578598
Longitude-0.004242
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