Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57266, -0.00255

E10 6HY— Forest, Waltham Forest

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

The practical family move

 

Schools 100%Safety 76/100Transport 46/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
76
Schools
60
Transport
46
Environment
68
Investment
45

The bottom line

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

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Location

E10 6HY

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 6HY

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E10 6HY 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 · 5 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 · 19 min walk

3 primaries · 3 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)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.6km

Crime is +41% above 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£3,778/m²
Price per ft²£351/ft²
Avg floor area98.2 m²

EPC breakdown

C
7%
D
13%
E
4%
F
2%

Based on 26 properties · Confidence: medium

Street mix

Terraced 27%Flat 70%Other 3%

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£245,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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

+6.1%

Total change

+497%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.1%

per year

Acceleration

+77.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £125k–£150k · 26 sales

Property Type Mix

Total: 26 sales

Terraced34.6%
Flat/maisonette65.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£60k£65k+8.3%2
Post-dot-com plateau2001–2004£152k£113k-25.7%1.3
Pre-crash peak2005–2006£232k£147k-36.9%1.5
GFC & correction2009–2009£260k£260k+0%1
Help-to-Buy recovery2013–2015£200k£240k+20%1.7
Brexit uncertainty2018–2018£684k£684k+0%1
Current market2024–2025£296k£359k+21.1%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
7.1%
District
7.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

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
10.7 min walk
Leyton Midland Road

Nearby stations

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

22

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

1.9 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

14

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)10
Nearest car park237m
Santander docks (800m)0
Nearest cycle dock1.9 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 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: 7.6 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 46%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.4 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 LYNDHURST SURGERY

53 LYNDHURST DRIVE, LEYTON, E10 6JB

2 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 · 627 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

11

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Gravity Well Taproom (487 m)

Nearest supermarketMetro Food Centre · 1.9 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)

764m

Post office

Nearby shops

Glade Food & Wine Ltd419 m
Wins545 m
Sainsbury's Local545 m
Crumbs Bakery595 m

Nearby cafes

Brunch Cafe and Grill405 m
Afters414 m
Coccle441 m
Red Tomato Sandwich Bar443 m

Nearby restaurants

Michael's Fish & Chip Bar385 m
Kebabish Original409 m
Burnt466 m
Eral Bagels Smash Haus474 m

Nearby pubs

Gravity Well Taproom487 m
Prince of Wales519 m
Swirl E10529 m
Point Cocktails534 m

Nearby gyms

Fit As Leyton463 m
Anytime Fitness464 m
Leyton Leisure Centre488 m
Leyton Gym566 m

Nearby health

Whipps Cross University Hospital627 m
Key 2 Smile760 m
Hampton Surgery807 m
Food hygiene (5-star)42% of 74

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
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

16-30 BOSCOMBE AVENUE RESIDENTS ASSOCIATION LIMITED
FILO SPORTS LTD
HK PLATINUM HIRE LTD
ROBARGO LTD
SV DRYWALL LTD

Investment

Investment grade, yield and market outlook

45

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 / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,760m
Crossrail 2 route4,298m

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)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
14
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)
5
Largest scheme
71 homes · Whitehouse Estate, 38-42, 44-58 & 60-64, Whitehouse Estate, 38-42, 44-58 & 60-64, Leyton Green Road, Leyton, E10 6DG
Pipeline pressure
NONE

Named schemes (500m)

Land at 275-279, Land at 275-279, Forest Road, Leytonstone, E11 6HD17 homes
completed
Day Nursery, 4, Day Nursery, 4, Epsom Road, Leyton, E1012 homes
completed
101, 101, Hainault Road, Leytonstone, E11 1DX9 homes
completed
3, 3, Wallwood Road, Leytonstone, E11 1DF8 homes
completed
55, 55, Lyndhurst Drive, Leyton, E10 6JB5 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 6HY

Full postcodeE10 6HY
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.572661
Longitude-0.002554
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