Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57435, -0.00378

E10 6EF— Forest, Waltham Forest

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

Strong, well-rated schools nearby

 

Top 13% LondonSchools 100%Safety 82/100Transport 36/100Low yield 2.34%

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
72
Safety
82
Schools
60
Transport
36
Environment
68
Investment
31

The bottom line

E10 6EF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £745,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

E10 6EF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+43.3% vs London avg
vs London income+0.5% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for E10 6EF

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

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Postcode Personality

🎓 School Smart📈 Up & Coming🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

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How E10 6EF 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 · 3 min walk

KS2: 107.7

—

Secondary

Norlington School and 6th Form

Not yet inspected · 10 min walk

P8: +0.35A8: 52.9

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 17 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

58.9 incidents per 1,000 residents

Better than 55% of London
→ Stable

-13% vs borough

Crime by type

Violence & sexual offences25%
Other25%
Anti-social behaviour19%
Vehicle crime17%
Drug offences5%
Theft4%
Burglary3%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.5km

Crime is 9% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£745,000

Median sale price

Above London median by 43%

£745,000 is 43% above the London median (£520,000)

-42.4%

This year

Terraced

Dominant type

Price history

5-year change
+67.4%
Sales (24 months)5
New build0.0%
Avg terraced£880,000
Avg flat£409,690
Price per m²£8,544/m²
Price per ft²£794/ft²
Avg floor area90.4 m²

EPC breakdown

C
13%
D
35%
E
11%
F
1%
G
2%

Based on 62 properties · Confidence: high

Street mix

Semi 4%Terraced 65%Flat 29%Other 1%

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

Stamp duty

Standard buyer£24,750
First-time buyerFTB
£24,750
Additional propertyBTL/2nd
£47,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

17.7×

Price-to-income

£3,727/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£226,000
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 DAnnual charge £1,928
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.8%

Total change

+839%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.4%

per year

Acceleration

-0.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 61 sales

Property Type Mix

Total: 61 sales

Semi-detached4.9%
Terraced65.6%
Flat/maisonette29.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£160k+143.7%2.8
Post-dot-com plateau2001–2004£140k£270k+92.9%2.2
Pre-crash peak2005–2007£194k£259k+33.7%3
GFC & correction2008–2011£250k£250k+0%3
Help-to-Buy recovery2013–2016£315k£750k+138.1%3
Brexit uncertainty2017–2017£513k£513k+0%1
Pandemic surge2021–2021£445k£445k+0%3
Rate-rise correction2022–2023£450k£895k+98.9%1
Current market2024–2025£745k£615k-17.4%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.9% alpha

Weakest performer

Flat/maisonette

-0.4% alpha

Terraced+0.9% α
Local
9.3%
District
8.4%
Flat/maisonette-0.4% α
Local
5.8%
District
6.2%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Leyton Midland Road Rail StationSuffragette
7 min walk
Leyton Midland RoadNational Rail
7 min walk
Leytonstone Underground StationCentral
13 min walk
Wood Street Rail StationWeaver
17 min walk
Walthamstow Central Rail StationWeaver
18 min walk
No bus stops within 400m

25

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

1.9 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)

11

EV chargers (800m)

Total spaces (800m)10
Nearest car park335m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
740m

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: 7.7 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

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 LYNDHURST SURGERY

53 LYNDHURST DRIVE, LEYTON, E10 6JB

3 min walk

79%

Recommend GP

79%

Overall GP experience

10

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 535 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

51

Parks (1km)

20

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Prince of Wales (428 m)

Nearest supermarketMetro Food Centre · 1.7 km
4 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)

0

Cinemas (2km)

603m

Post office

Nearby shops

Glade Food & Wine Ltd442 m
Wins593 m
Crumbs Bakery611 m
Sainsbury's Local648 m

Nearby cafes

Brunch Cafe and Grill427 m
Afters450 m
Coccle462 m
Perky Blenders562 m

Nearby restaurants

WF Catering at Belmont Park School365 m
Chestersway412 m
Kebabish Original438 m
Nan Thai476 m

Nearby pubs

Prince of Wales428 m
Snooker Lovers Club & Bar455 m
King William IV528 m
Gravity Well Taproom585 m

Nearby gyms

Leyton Leisure Centre409 m
Leyton Gym465 m
Anytime Fitness516 m
Fit As Leyton585 m

Nearby health

Whipps Cross University Hospital535 m
Key 2 Smile620 m
Hampton Surgery1.0 km
Comely Bank Health Clinic1.0 km
Food hygiene (5-star)32% of 93

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

98 CANTERBURY ROAD LIMITED
AKHTAR MEDICS LIMITED
AM96 PROPERTY LTD
AXIS PLUMBING AND HEATING LTD
DARSI STEELFIXING LTD

+12 more

Investment

Investment grade, yield and market outlook

31

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score43/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

65.5

Price growth score

B
Low

Development pressure

Low

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,884m
Crossrail 2 route4,147m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,049 nationally

1,936

Est. population

8,982/km²

62%

Employed

47%

Degree educated

£42,200

Median income

5.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

49

Community stability

Age profile

22%
23%
24%
16%
15%
Under 1822%
18–3423%
35–4924%
50–6416%
65+15%

Tenure

36%
30%
26%
Own outright36%
Own (mortgage)30%
Private rent26%
Social rent7%
Shared ownership1%
Rent free0%

Ethnicity

32%
18%
26%
13%
White British32%
White Other18%
Asian26%
Black13%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine16%
No car household35%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent26%
Social rent7%

vs. London

Income vs London+0.5%
Price vs London+43.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
15
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)
8
Largest scheme
117 homes · Phase 4, Beaumont Road Estate, Phase 4, Beaumont Road Estate, Beaumont Road, Leyton, E10
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
LIVINGSTONE COLLEGE TOWERS, LIVINGSTONE COLLEGE TOWERS, ESSEX ROAD, E1033 homes
completed
Land at 275-279, Land at 275-279, Forest Road, Leytonstone, E11 6HD17 homes
completed
Day Nursery, 4, Day Nursery, 4, Epsom Road, Leyton, E1012 homes
completed
101, 101, Hainault Road, Leytonstone, E11 1DX9 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£745,000)

£24,750

Standard buyer

£24,750

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Waltham Forest with nearby boroughs:

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Key facts for E10 6EF

Full postcodeE10 6EF
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.574354
Longitude-0.003778
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