Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57249, -0.00761

E10 6HA— Forest, Waltham Forest

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 49/100Low yield 3.38%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
76
Schools
60
Transport
49
Environment
70
Investment
58

The bottom line

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

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Location

E10 6HA

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+41.0% vs London avg

Deep-dive guides for E10 6HA

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

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“The practical family move”

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How E10 6HA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Dawlish Primary School

Not yet inspected · 10 min walk

KS2: 105.0

—

Secondary

Norlington School and 6th Form

Not yet inspected · 9 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 · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

91.5 incidents per 1,000 residents

Higher crime than 69% of London
→ Stable

+35% vs borough

Crime by type

Other36%
Anti-social behaviour21%
Violence & sexual offences21%
Vehicle crime8%
Theft4%
Robbery4%
Burglary3%
Drug offences2%

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 · 1.2km

Crime is +41% above London average

Property

Prices, sales volume and market trends

Avg floor area64.8 m²

EPC breakdown

C
12%
D
8%
E
3%

Based on 23 properties · Confidence: medium

Street mix

Terraced 76%Detached 4%Flat 20%

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£162,000
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 CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+9.3%

Total change

+1000%

Market Activity

Price Velocity & Acceleration

Current Velocity

+116.4%

per year

Acceleration

+148.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 22 sales

Property Type Mix

Total: 22 sales

Detached4.5%
Terraced86.4%
Flat/maisonette9.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£69k+15.6%1.6
Post-dot-com plateau2001–2004£111k£230k+108.1%1.7
Pre-crash peak2006–2007£165k£320k+93.9%1
GFC & correction2009–2011£238k£273k+14.7%1.5
Help-to-Buy recovery2013–2015£235k£450k+91.5%1
Brexit uncertainty2019–2019£305k£305k+0%1
Rate-rise correction2023–2023£660k£660k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Terraced+0.8% α
Local
10.8%
District
10%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Leyton Midland Road Rail StationSuffragette
4 min walk
Leyton Midland RoadNational Rail
4 min walk
Leytonstone Underground StationCentral
15 min walk
Walthamstow Central Rail StationWeaver
18 min walk
Walthamstow Central Underground StationVictoria
18 min walk
No bus stops within 400m

44

Walkability score

133

Footpaths (500m)

0

Santander docks (800m)

1.7 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

17

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)10
Nearest car park122m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
561m

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: 7.4 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 67%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.0 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

SMA MEDICAL PRACTICE

693 HIGH ROAD LEYTON, LEYTON, E10 6RA

3 min walk

67%

Recommend GP

67%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 872 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

35

Restaurants (800m)

18

Cafes (800m)

7

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

11

Sports (1km)

4

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 993 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

517m

Post office

Nearby shops

Wins268 m
Crumbs Bakery275 m
Sainsbury's Local369 m
Capital Fruit Market517 m

Nearby cafes

Brunch Cafe and Grill101 m
Coccle130 m
Afters131 m
Tun267 m

Nearby restaurants

Kebabish Original114 m
Chestersway187 m
Ochi284 m
Eral Bagels Smash Haus320 m

Nearby pubs

Prince of Wales204 m
Chop Shop Tavern266 m
Leyton Calling268 m
Point Cocktails270 m

Nearby gyms

Leyton Leisure Centre165 m
Anytime Fitness200 m
Leyton Gym254 m
Fit As Leyton344 m

Nearby health

Key 2 Smile477 m
Whipps Cross University Hospital872 m
Comely Bank Health Clinic1.1 km
Addison Road Medical Practice1.2 km
Food hygiene (5-star)33% of 161

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

365INGLOBAL LTD
ALB HORIZON CONSTRUCTION LTD
ALICIACONSTRUCT LTD
MARIAN MISSION FOR THE POOR
MASCAE LIMITED

+3 more

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

38.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,574m
Crossrail 2 route3,987m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,983 nationally

1,607

Est. population

14,097/km²

61%

Employed

41%

Degree educated

£42,200

Median income

7.7%

Claimant rate

Inner cityHigh densityEstablished mixed

43

Community stability

Age profile

25%
24%
25%
16%
Under 1825%
18–3424%
35–4925%
50–6416%
65+10%

Tenure

24%
31%
34%
Own outright24%
Own (mortgage)31%
Private rent34%
Social rent11%
Shared ownership0%
Rent free0%

Ethnicity

21%
19%
37%
White British21%
White Other19%
Asian37%
Black11%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine20%
No car household47%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent34%
Social rent11%

vs. London

Income vs London+0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
16
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)
6
Largest scheme
211 homes · Phase 2 & 3, Beaumont Road Estate, Phase 2 & 3, Beaumont Road Estate, Beaumont Road, Leyton, E10
Pipeline pressure
NONE

Named schemes (500m)

Phase 4, Beaumont Road Estate, Phase 4, Beaumont Road Estate, Beaumont Road, Leyton, E10117 homes
completed
Whitehouse Estate, 38-42, 44-58 & 60-64, Whitehouse Estate, 38-42, 44-58 & 60-64, Leyton Green Road, Leyton, E10 6DG71 homes
completed
Hainault Triangle sites A & B, 606 - 638, Hainault Triangle sites A & B, 606 - 638, High Road, 15 - 25 Hainault Road, Leyton, E1062 homes
completed
640, 640, High Road, Leyton, E10 6RN36 homes
completed
Beaumont Arms P.H. & Beaumont Est. Railway Viaduct Sites, 31, Beaumont Arms P.H. & Beaumont Est. Railway Viaduct Sites, 31, Beaumont Road, Leyton, E10 5BJ25 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 6HA

Full postcodeE10 6HA
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.572495
Longitude-0.007612
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