Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57196, -0.00387

E10 6JB— Forest, Waltham Forest

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

The practical family move

 

Schools 100%Safety 78/100Transport 43/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
78
Schools
60
Transport
43
Environment
67
Investment
47

The bottom line

E10 6JB 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 6JB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.5% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for E10 6JB

🛡️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 6JB 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 · 7 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 · 20 min walk

5 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

80.8 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+19% vs borough

Crime by type

Other33%
Violence & sexual offences25%
Anti-social behaviour16%
Drug offences8%
Vehicle crime7%
Burglary6%
Theft3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.3km

Crime is +24% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£7,373/m²
Price per ft²£685/ft²
Avg floor area85.7 m²

EPC breakdown

C
17%
D
18%
E
10%

Based on 45 properties · Confidence: high

Street mix

Semi 4%Terraced 32%Flat 59%Other 4%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£214,250
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

+9.7%

Total change

+1490%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.2%

per year

Acceleration

-72.77

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 66 sales

Property Type Mix

Total: 66 sales

Semi-detached4.5%
Terraced34.8%
Flat/maisonette60.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£123k+136.5%3
Post-dot-com plateau2001–2004£100k£167k+67.2%2.5
Pre-crash peak2006–2007£168k£305k+81.5%2
GFC & correction2008–2010£200k£335k+67.5%2
Help-to-Buy recovery2014–2016£336k£800k+138.5%3.3
Brexit uncertainty2017–2019£404k£298k-26.3%2.3
Pandemic surge2020–2021£613k£340k-44.5%2.5
Rate-rise correction2022–2023£403k£325k-19.3%1.5
Current market2024–2025£650k£827k+27.2%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Weakest performer

Flat/maisonette

-1.1% alpha

Terraced+0.5% α
Local
8.8%
District
8.3%
Flat/maisonette-1.1% α
Local
7%
District
8.1%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Leytonstone Underground StationCentral line
11.2 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
12 min walk
Leytonstone High Road Rail StationSuffragette
16 min walk
Wood Street Rail StationWeaver
20 min walk
No bus stops within 400m

27

Walkability score

32

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

18

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)10
Nearest car park203m
Santander docks (800m)0
Nearest cycle dock1.8 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: 7.5 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 58%
Less green space than 86% of London

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

THE LYNDHURST SURGERY

53 LYNDHURST DRIVE, LEYTON, E10 6JB

0 min walk

79%

Recommend GP

79%

Overall GP experience

10

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 741 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

13

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Gravity Well Taproom (367 m)

Nearest supermarketNadeem Halal Meat & Grocery · 1.2 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)

736m

Post office

Nearby shops

Sainsbury's Local426 m
Wins429 m
Crumbs Bakery486 m
Glade Food & Wine Ltd537 m

Nearby cafes

Brunch Cafe and Grill300 m
Afters305 m
Coccle335 m
Red Tomato Sandwich Bar340 m

Nearby restaurants

Kebabish Original302 m
Michael's Fish & Chip Bar303 m
Burnt348 m
Eral Bagels Smash Haus355 m

Nearby pubs

Gravity Well Taproom367 m
Swirl E10411 m
Point Cocktails417 m
Leyton Calling424 m

Nearby gyms

Fit As Leyton346 m
Anytime Fitness349 m
Leyton Leisure Centre421 m
Leyton Gym507 m

Nearby health

Key 2 Smile717 m
Whipps Cross University Hospital741 m
Hampton Surgery777 m
Food hygiene (5-star)36% of 83

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
9
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

31 LYNDHURST DRIVE FREEHOLD LTD
55 LYNDHURST DRIVE LIMITED
59 LYNDHURST DRIVE MANAGEMENT COMPANY LIMITED
61 LYNDHURST DRIVE MANAGEMENT COMPANY LIMITED
BENNY SELLS LTD

+11 more

Investment

Investment grade, yield and market outlook

47

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 score20/100
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 owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

54.1

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,648m
Crossrail 2 route4,247m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,922 nationally

2,449

Est. population

22,400/km²

60%

Employed

43%

Degree educated

£42,200

Median income

4.9%

Claimant rate

Inner cityVery high densityEstablished mixed

40

Community stability

Age profile

31%
21%
26%
Under 1831%
18–3421%
35–4926%
50–6413%
65+9%

Tenure

27%
22%
37%
Own outright27%
Own (mortgage)22%
Private rent37%
Social rent12%
Shared ownership2%

Ethnicity

21%
17%
44%
White British21%
White Other17%
Asian44%
Black10%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine15%
No car household42%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent37%
Social rent12%

vs. London

Income vs London+0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
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)
5
Largest scheme
117 homes · Phase 4, Beaumont Road Estate, Phase 4, Beaumont Road Estate, Beaumont Road, Leyton, E10
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
LAND ADJACENT, 48, LAND ADJACENT, 48, BELGRAVE ROAD, E1012 homes
completed
101, 101, Hainault Road, Leytonstone, E11 1DX9 homes
completed
688-690, 688-690, High Road, Leyton, E10 6JP6 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 6JB

Full postcodeE10 6JB
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.571964
Longitude-0.003869
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