Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56376, -0.00455

E10 6FD— Grove Green, Waltham Forest

Location and area intelligence for E10 6FD, Grove Green, Waltham Forest

Strong, well-rated schools nearby

 

Top 10% LondonSchools 100%Safety 82/100Transport 38/100Low yield 3.38%

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
73
Safety
82
Schools
60
Transport
38
Environment
69
Investment
51

The bottom line

E10 6FD 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 6FD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+5.2% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for E10 6FD

🛡️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🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

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How E10 6FD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Newport School

Not yet inspected · Inspected Oct 2024 · 1 min walk

KS2: 106.4

—

Secondary

Norlington School and 6th Form

Not yet inspected · 5 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

Ronald Openshaw Nursery School

Outstanding · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.4 incidents per 1,000 residents

Better than 56% of London
→ Stable

-14% vs borough

Crime by type

Other27%
Anti-social behaviour26%
Violence & sexual offences24%
Vehicle crime15%
Burglary3%
Drug offences2%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 851m

Crime is 10% below London average

Property

Prices, sales volume and market trends

Avg floor area102.8 m²

EPC breakdown

C
5%

Based on 5 properties · Confidence: low

Street mix

Terraced 100%

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

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£257,000
Rebuild cost per m²£2,500/m²

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

Construction era2021
WallsAverage thermal transmittance 0.15 W/m²K
RoofAverage thermal transmittance 0.12 W/m²K
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2022–2023 · CAGR

+0.3%

Total change

+0%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.3%

per year

Acceleration

+0.00

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 5 sales

Property Type Mix

Total: 5 sales

Terraced100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2022–2023£723k£725k+0.3%2.5

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Leyton Midland Road Rail StationSuffragette
9 min walk
Leyton Midland RoadNational Rail
9 min walk
Leyton Underground StationCentral
10 min walk
Leytonstone High Road Rail StationSuffragette
11 min walk
Leytonstone Underground StationCentral
13 min walk
No bus stops within 400m

30

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

1.3 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria53 min ↑
Waterloo51 min ↑
Canary Wharf39 min ↓
City ★38 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

14

Car parks (800m)

10

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)29
Nearest car park459m
Santander docks (800m)0
Nearest cycle dock1.3 km

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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.8 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 64%
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): 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

FRANCIS ROAD MEDICAL CENTRE

94 FRANCIS ROAD, LEYTON, E10 6PP

3 min walk

79%

Recommend GP

79%

Overall GP experience

9

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

273

Parks (1km)

32

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

9

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Northcote Arms (427 m)

Nearest supermarketWa Na Hong Oriental Supermarket · 2.0 km
4 tennis courts

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)

432m

Post office

Nearby shops

Marmelo93 m
Francis Road Supermarket107 m
Deren Supermarket171 m
SVA Food & Wine383 m

Nearby cafes

Albert & Francis51 m
Scottalia92 m
Tamping Grounds132 m
Deeney's428 m

Nearby restaurants

Zaxx76 m
Chris's Fish Bar84 m
Munch & Crunch104 m
Just Munch123 m

Nearby pubs

Northcote Arms427 m
Coach and Horses480 m
Heathcote & Star517 m
T Coffee Bar564 m

Nearby gyms

Pause152 m
Fit As Leyton652 m
Leytonstone Leisure Centre734 m
Score Leisure Centre817 m

Nearby pharmacies

Leyton Orient Pharmacy751 m
Asda934 m
Langthorne Pharmacy1.0 km

Nearby health

Hampton Surgery499 m
J. Dineen Dental Surgery730 m
Leyton Healthcare754 m
LL Medical Care1.0 km
Food hygiene (5-star)39% of 139

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

51

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

58.3

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,826m
Crossrail 2 route4,668m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,825 nationally

1,645

Est. population

28,685/km²

77%

Employed

59%

Degree educated

£44,200

Median income

5.9%

Claimant rate

SuburbanVery high densityEstablished mixed

39

Community stability

Age profile

19%
30%
32%
13%
Under 1819%
18–3430%
35–4932%
50–6413%
65+6%

Tenure

16%
36%
41%
Own outright16%
Own (mortgage)36%
Private rent41%
Social rent6%
Shared ownership0%

Ethnicity

40%
28%
White British40%
White Other28%
Asian11%
Black11%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine14%
No car household49%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent41%
Social rent6%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
22
Borough approval rate
82%
Opportunity area
Olympic Legacy
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
62 homes · Hainault Triangle sites A & B, 606 - 638, Hainault Triangle sites A & B, 606 - 638, High Road, 15 - 25 Hainault Road, Leyton, E10
Pipeline pressure
NONE

Named schemes (500m)

36 -58, 36 -58, Claude Road, 176 -198 & 200 - 222 Murchison Road, Leyton, E10 6ND28 homes
completed
Police Station, 215, Police Station, 215, Francis Road, Leyton, E10 6NJ20 homes
completed
LAND ADJACENT, 48, LAND ADJACENT, 48, BELGRAVE ROAD, E1012 homes
completed
137, 137, NEWPORT ROAD, E10 6PQ11 homes
completed
218-220, 218-220, Francis Road, Leyton, E10 6NQ8 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
18.9%
Ward turnout
30%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Khevyn LimbajeeLabour
Anna MbachuLabour
Uzma RasoolLabour

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Key facts for E10 6FD

Full postcodeE10 6FD
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.563756
Longitude-0.004546
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
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