Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57726, -0.00030

E10 6EL— Forest, Waltham Forest

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

The family fortress

 

Schools 100%Safety 69/100Transport 34/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
57
Safety
69
Schools
60
Transport
34
Environment
78
Investment
40

The bottom line

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

Less suited to Car-free commuters.

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Location

E10 6EL

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 6EL

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

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“The family fortress”

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How E10 6EL 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 · 2 min walk

KS2: 107.7

—

Secondary

Leytonstone School

Not yet inspected · 6 min walk

P8: -0.14A8: 51.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 16 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

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.0km

Crime is +57% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£8,758/m²
Price per ft²£814/ft²
Avg floor area96.8 m²

EPC breakdown

B
1%
C
11%
D
26%
E
5%

Based on 43 properties · Confidence: high

Street mix

Semi 4%Terraced 91%Flat 3%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

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£242,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8%

Total change

+971%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.7%

per year

Acceleration

+12.18

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £100k–£125k · 69 sales

Property Type Mix

Total: 69 sales

Semi-detached4.3%
Terraced92.8%
Flat/maisonette2.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£112k+60.7%5
Post-dot-com plateau2001–2004£135k£232k+71.5%3.5
Pre-crash peak2005–2007£240k£285k+18.6%2.7
GFC & correction2008–2012£330k£285k-13.6%1.4
Help-to-Buy recovery2013–2016£335k£508k+51.6%1.8
Brexit uncertainty2017–2019£502k£648k+29.1%1.5
Pandemic surge2021–2021£715k£715k+0%2
Current market2024–2026£690k£750k+8.7%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.3%
District
9.3%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing8
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Leytonstone Underground StationCentral line
13.9 min walk
Wood Street→ Liverpool Street· 4 tph
21 min

Nearby stations

Leyton Midland Road Rail StationSuffragette
12 min walk
Wood Street Rail StationWeaver
13 min walk
Wood StreetNational Rail
13 min walk
Leytonstone Underground StationCentral
14 min walk
Walthamstow Central Rail StationWeaver
19 min walk
No bus stops within 400m

24

Walkability score

45

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

15

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)10
Nearest car park164m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
The Boat House Car Park· yes
461m

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 waterMEDIUM
Medium
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: 8.1 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 34%
More green space than 91% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.6 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): None recorded

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

URGENT CARE CENTRE (NELFT)

WHIPPS CROSS HOSPITAL, WHIPPS CROSS ROAD, E11 1NR

3 min walk

12

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 165 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

7

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Raglan (468 m)

Nearest supermarketMetro Food Centre · 1.4 km
3 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)

1.1km

Post office

Nearby shops

Glade Food & Wine Ltd353 m
Chisholm Express763 m
Millenium News768 m
Bayer Food Centre1.1 km

Nearby cafes

Fonta Nella207 m
Muzza385 m
Urban Bites417 m
Bom Pecado418 m

Nearby restaurants

Eatwell Restaurant195 m
Uffizi Pizzeria and Pasta Bar419 m
Kabila Barbeque Restaurant422 m
Perfect Chicken432 m

Nearby pubs

The Raglan468 m
Snooker Lovers Club & Bar768 m
Prince of Wales773 m
Mother's Ruin Gin Factory912 m

Nearby gyms

Leyton Leisure Centre768 m
Leyton Gym795 m
Walthamstow Cricket Tennis and Squash Club865 m
Anytime Fitness919 m

Nearby pharmacies

Well Pharmacy1.1 km

Nearby health

Whipps Cross University Hospital165 m
The Bailey Practice877 m
Reliable Scan Limited939 m
Dr. Dital Practice1.2 km
Food hygiene (5-star)44% of 32

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

BEST MODE LTD
BEST QUALITY POLISHING LTD
CNP CONSTRUCT LTD
FRESH POT LTD
GRINOX LTD

+4 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 score17/100
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

41.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,283m
Crossrail 2 route4,269m

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)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
8
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)
14
Largest scheme
38 homes · 257-273, 257-273, Wood Street, Walthamstow, E17
Pipeline pressure
NONE

Named schemes (500m)

857, 857, Lea Bridge Road, Walthamstow, E17 9DS32 homes
completed
859, 859, Lea Bridge Road, Walthamstow, E17 9DS23 homes
completed
823, 823, Lea Bridge Road, Walthamstow, E17 9DS9 homes
completed
36 - 38, 36 - 38, Raglan Road, E176 homes
completed
Raglan Court, 36, Raglan Court, 36, Raglan Road, Walthamstow, E17 9DT6 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 6EL

Full postcodeE10 6EL
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.577263
Longitude-0.000303
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