Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57277, -0.00555

E10 6HB— Forest, Waltham Forest

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

The hidden gem

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 48/100Low yield 2.32%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
76
Schools
60
Transport
48
Environment
69
Investment
49

The bottom line

E10 6HB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £751,000 median — a strong choice for Families.

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Location

E10 6HB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+44.4% vs London avg
vs London income+0.5% vs London avg
vs London crime+41.0% vs London avg

Deep-dive guides for E10 6HB

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

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“The hidden gem”

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How E10 6HB 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 · 6 min walk

KS2: 107.7

—

Secondary

Norlington School and 6th Form

Not yet inspected · 8 min walk

P8: +0.35A8: 52.9

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 18 min walk

4 primaries · 2 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.3km

Crime is +41% above 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.

£751,000

Median sale price

Top 25% — 44% above London median

£751,000 is 44% above the London median (£520,000)

+0.5%

This year

Terraced

Dominant type

Price history

5-year change
+29.7%
Sales (24 months)5
New build0.0%
Avg semi-detached£660,000
Avg terraced£800,500
Price per m²£8,262/m²
Price per ft²£768/ft²
Avg floor area84 m²

EPC breakdown

B
1%
C
20%
D
37%
E
20%

Based on 78 properties · Confidence: high

Street mix

Semi 5%Terraced 86%Flat 9%

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£25,050
First-time buyerFTB
£25,050
Additional propertyBTL/2nd
£47,580

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

17.8×

Price-to-income

£3,757/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£210,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.6%

Total change

+1098%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.1%

per year

Acceleration

-20.43

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 64 sales

Property Type Mix

Total: 64 sales

Semi-detached4.7%
Terraced85.9%
Flat/maisonette9.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£128k+102.4%2.4
Post-dot-com plateau2001–2004£171k£230k+34.5%2.2
Pre-crash peak2005–2007£250k£294k+17.5%3.3
GFC & correction2008–2009£325k£269k-17.2%2
Help-to-Buy recovery2013–2016£333k£609k+83.2%2.3
Brexit uncertainty2017–2019£570k£561k-1.7%2.3
Pandemic surge2020–2021£780k£579k-25.8%3.5
Rate-rise correction2022–2023£736k£415k-43.6%1
Current market2024–2025£604k£755k+25.1%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
9%
District
8.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing1
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Leyton Midland Road Rail StationSuffragette
5 min walk
Leyton Midland RoadNational Rail
5 min walk
Leytonstone Underground StationCentral
13 min walk
Leytonstone High Road Rail StationSuffragette
18 min walk
Walthamstow Central Rail StationWeaver
19 min walk
No bus stops within 400m

36

Walkability score

101

Footpaths (500m)

0

Santander docks (800m)

1.8 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

20

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)10
Nearest car park247m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
671m

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: 7.5 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.1 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

2 min walk

79%

Recommend GP

79%

Overall GP experience

9

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 746 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

29

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Prince of Wales (316 m)

Nearest supermarketNadeem Halal Meat & Grocery · 1.1 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)

590m

Post office

Nearby shops

Wins381 m
Crumbs Bakery410 m
Sainsbury's Local435 m
Glade Food & Wine Ltd601 m

Nearby cafes

Brunch Cafe and Grill219 m
Afters239 m
Coccle256 m
Perky Blenders348 m

Nearby restaurants

Kebabish Original228 m
Chestersway297 m
Ochi370 m
Eral Bagels Smash Haus371 m

Nearby pubs

Prince of Wales316 m
Gravity Well Taproom372 m
Swirl E10375 m
Snooker Lovers Club & Bar375 m

Nearby gyms

Leyton Leisure Centre282 m
Anytime Fitness302 m
Leyton Gym364 m
Fit As Leyton379 m

Nearby health

Key 2 Smile571 m
Whipps Cross University Hospital746 m
Hampton Surgery915 m
Comely Bank Health Clinic1.1 km
Food hygiene (5-star)36% of 116

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ALFRED BARNES LIMITED
BA PROPERTY HOLDINGS LIMITED
BBQ HOUSE GRILL LTD
BILGA LIMITED
BROWN SYSTEMS LIMITED

+10 more

Investment

Investment grade, yield and market outlook

49

Investment score

Moderate

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 moderate.

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 score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

60.5

Price growth score

C
Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,669m
Crossrail 2 route4,103m

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%
Price vs London+44.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Planning apps (3 years)
18
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
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
640, 640, High Road, Leyton, E10 6RN36 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
17, 17, Skeltons Lane, Leyton, E10 5BT13 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 (£751,000)

£25,050

Standard buyer

£25,050

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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Key facts for E10 6HB

Full postcodeE10 6HB
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.572766
Longitude-0.005551
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