Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57407, 0.00113

E10 6HL— Forest, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 35/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
59
Safety
82
Schools
60
Transport
35
Environment
69
Investment
37

The bottom line

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

Less suited to Car-free commuters.

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Location

E10 6HL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E10 6HL

🛡️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

“Strong, well-rated schools nearby”

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How E10 6HL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Gwyn Jones Primary School

Not yet inspected · 2 min walk

KS2: 108.4

—

Secondary

Leytonstone School

Not yet inspected · 5 min walk

P8: -0.14A8: 51.3

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 22 min walk

2 primaries · 3 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)

3

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.6km

Crime is 9% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£8,582/m²
Price per ft²£797/ft²
Avg floor area83.1 m²

EPC breakdown

C
19%
D
19%
E
7%
F
1%
G
1%

Based on 47 properties · Confidence: high

Street mix

Semi 5%Terraced 46%Flat 48%Other 2%

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£207,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+9.1%

Total change

+1052%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.4%

per year

Acceleration

-130.13

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached4.7%
Terraced46.5%
Flat/maisonette48.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£51k£76k+48.5%1.8
Post-dot-com plateau2002–2004£165k£282k+70.3%2
Pre-crash peak2005–2007£280k£351k+25.4%1.7
GFC & correction2009–2012£220k£185k-15.9%1.2
Help-to-Buy recovery2013–2016£420k£373k-11.3%2.7
Brexit uncertainty2017–2019£520k£495k-4.8%1.3
Pandemic surge2021–2021£396k£396k+0%4
Rate-rise correction2022–2022£340k£340k+0%1
Current market2024–2025£720k£588k-18.4%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Weakest performer

Terraced

-1.8% alpha

Flat/maisonette-0.4% α
Local
8%
District
8.4%
Terraced-1.8% α
Local
4%
District
5.8%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position40

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
9.7 min walk
Leyton Midland Road

Nearby stations

Leyton Midland Road Rail StationSuffragette
10 min walk
Leyton Midland RoadNational Rail
10 min walk
Leytonstone Underground StationCentral
10 min walk
Leytonstone High Road Rail StationSuffragette
16 min walk
Wood Street Rail StationWeaver
18 min walk
No bus stops within 400m

11

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria60 min ↑
Waterloo53 min ↑
Canary Wharf45 min ≈
City ★41 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

14

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)10
Nearest car park252m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
The Boat House Car Park· yes
666m

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: 7.9 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

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

THE ALLUM MEDICAL CENTRE

FAIRLOP ROAD, LEYTONSTONE, E11 1BN

6 min walk

64%

Recommend GP

64%

Overall GP experience

8

GPs within 1km

1

Dentists within 1km

5

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 388 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

61

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Prince of Wales (763 m)

Nearest supermarketMetro Food Centre · 1.8 km

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)

848m

Post office

Nearby shops

Glade Food & Wine Ltd119 m
Chisholm Express548 m
Millenium News551 m
7 Star Traders845 m

Nearby cafes

Fonta Nella476 m
Boat House Kiosk671 m
Brunch Cafe and Grill699 m
Red Tomato Sandwich Bar710 m

Nearby restaurants

Eatwell Restaurant467 m
Michael's Fish & Chip Bar625 m
WF Catering at Belmont Park School688 m
Kebabish Original704 m

Nearby pubs

Prince of Wales763 m
Gravity Well Taproom783 m
Swirl E10829 m
The Raglan831 m

Nearby gyms

Leyton Leisure Centre740 m
Fit As Leyton753 m
Anytime Fitness763 m
Walthamstow Cricket Tennis and Squash Club1.2 km

Nearby health

Whipps Cross University Hospital388 m
Hampton Surgery908 m
Food hygiene (5-star)69% of 26

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

118 JAMES LANE LTD
BELBORBEK LIMITED
EB RENOVATIONS LTD
HILIS HOLDINGS LTD
IDENTICALL LTD

+9 more

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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 score16/100
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

44

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,021m
Crossrail 2 route4,476m

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%

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)
10
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)
4
Largest scheme
17 homes · Land at 275-279, Land at 275-279, Forest Road, Leytonstone, E11 6HD
Pipeline pressure
NONE

Named schemes (500m)

109, FOREST ROAD8 homes
completed
79, 79, Wallwood Road, Leytonstone, E11 1AY5 homes
completed
133, 133, Hainault Road, Leytonstone, E11 1DT5 homes
completed
55, 55, Lyndhurst Drive, Leyton, E10 6JB5 homes
completed
22, 22, Forest Drive East, Leytonstone, E114 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 6HL

Full postcodeE10 6HL
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.574073
Longitude0.001130
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