Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56782, -0.00691

E10 6LD— Grove Green, Waltham Forest

Location and area intelligence for E10 6LD, Grove Green, Waltham Forest

Strong, well-rated schools nearby

 

Top 13% LondonSchools 100%Safety 87/100Transport 44/100Low yield 2.40%

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
72
Safety
87
Schools
60
Transport
44
Environment
69
Investment
43

The bottom line

E10 6LD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £726,500 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E10 6LD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+39.7% vs London avg
vs London income+5.2% vs London avg
vs London crime-59.0% vs London avg

Deep-dive guides for E10 6LD

🛡️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🍕 Buzzing

“Strong, well-rated schools nearby”

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How E10 6LD 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 · 4 min walk

KS2: 105.0

—

Secondary

Norlington School and 6th Form

Not yet inspected · 4 min walk

P8: +0.35A8: 52.9

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

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 24 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

26.6 incidents per 1,000 residents

Better than 81% of London
→ Stable

-61% vs borough

Crime by type

Anti-social behaviour32%
Other25%
Violence & sexual offences16%
Burglary9%
Theft7%
Vehicle crime5%
Robbery4%
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 · 862m

Crime is 59% below London average

Property

2 Jul

Prices, sales volume and market trends

£726,500

Median sale price

Above London median by 40%

£726,500 is 40% above the London median (£520,000)

+125.0%

This year

Terraced

Dominant type

Price history

5-year change
+19.4%
Sales (24 months)8
New build0.0%
Avg semi-detached£619,000
Avg terraced£820,000
Avg flat£350,000
Price per m²£8,517/m²
Price per ft²£791/ft²
Avg floor area89.1 m²

EPC breakdown

C
9%
D
30%
E
8%
G
1%

Based on 48 properties · Confidence: high

Street mix

Semi 6%Terraced 75%Flat 19%

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£23,825
First-time buyerFTB
£23,825
Additional propertyBTL/2nd
£45,620

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

16.4×

Price-to-income

£3,634/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£222,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.1%

Total change

+949%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.0%

per year

Acceleration

+46.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 78 sales

Property Type Mix

Total: 78 sales

Semi-detached6.4%
Terraced74.4%
Flat/maisonette19.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£99k+37.5%2.8
Post-dot-com plateau2001–2004£119k£218k+83.2%4.2
Pre-crash peak2005–2007£225k£225k+0%2.7
GFC & correction2008–2012£249k£230k-7.6%1.4
Help-to-Buy recovery2013–2016£360k£624k+73.2%2.5
Brexit uncertainty2017–2019£573k£580k+1.3%1.7
Pandemic surge2020–2021£730k£609k-16.6%2
Rate-rise correction2022–2023£656k£726k+10.7%2
Current market2024–2025£590k£755k+28%4.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Weakest performer

Flat/maisonette

-0.3% alpha

Terraced+0% α
Local
8.3%
District
8.3%
Flat/maisonette-0.3% α
Local
7.1%
District
7.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Leyton Underground StationCentral line
14.6 min walk
Leyton Midland Road

Nearby stations

Leyton Midland Road Rail StationSuffragette
3 min walk
Leyton Midland RoadNational Rail
3 min walk
Leytonstone Underground StationCentral
13 min walk
Leytonstone High Road Rail StationSuffragette
15 min walk
Leyton Underground StationCentral
16 min walk
No bus stops within 400m

38

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria53 min ↑
Waterloo51 min ↑
Canary Wharf39 min ↓
City ★38 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

21

Car parks (800m)

9

EV chargers (800m)

Nearest car park457m
Santander docks (800m)0
Nearest cycle dock1.4 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: 7.0 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Below 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): 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

SMA MEDICAL PRACTICE

693 HIGH ROAD LEYTON, LEYTON, E10 6RA

4 min walk

67%

Recommend GP

67%

Overall GP experience

9

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.2 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

22

Restaurants (800m)

15

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

3

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 1.1 km
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

681m

Post office

Nearby shops

Sainsbury's Local174 m
Wins340 m
Deren Supermarket369 m
Francis Road Supermarket422 m

Nearby cafes

Bread & Oregano110 m
Sizzling Sausage139 m
Red Tomato Sandwich Bar182 m
Tony's Cafe221 m

Nearby restaurants

Mauritius Delight148 m
Slice 'n' Dough154 m
Temisan's Kitchen188 m
Burnt190 m

Nearby pubs

Gravity Well Taproom218 m
Swirl E10308 m
Point Cocktails320 m
Leyton Calling332 m

Nearby gyms

Fit As Leyton181 m
Anytime Fitness349 m
Pause382 m
Leyton Leisure Centre646 m

Nearby pharmacies

Leyton Orient Pharmacy998 m

Nearby health

Hampton Surgery637 m
Key 2 Smile938 m
Leyton Healthcare1.0 km
J. Dineen Dental Surgery1.2 km
Food hygiene (5-star)40% of 121

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

19YNS LTD
ABSOLUTE PROJECT MANAGEMENT LONDON LIMITED
AJSLPROPERTIES LIMITED
ALBRUSHE'S LTD
NXG STUDIO LIMITED

+2 more

Investment

Investment grade, yield and market outlook

43

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

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

17/100

Velocity score

Future outlook

73.7

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,143m
Crossrail 2 route4,281m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,746 nationally

2,105

Est. population

22,022/km²

73%

Employed

54%

Degree educated

£44,200

Median income

4.3%

Claimant rate

SuburbanVery high densityEstablished mixed

40

Community stability

Age profile

22%
30%
28%
14%
Under 1822%
18–3430%
35–4928%
50–6414%
65+6%

Tenure

14%
38%
37%
Own outright14%
Own (mortgage)38%
Private rent37%
Social rent9%
Shared ownership2%

Ethnicity

30%
26%
18%
15%
White British30%
White Other26%
Asian18%
Black15%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine15%
No car household50%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent37%
Social rent9%

vs. London

Income vs London+5.2%
Price vs London+39.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Planning apps (3 years)
13
Borough approval rate
82%
Opportunity area
Olympic Legacy
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
7
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)

Hainault Triangle sites A & B, 606 - 638, Hainault Triangle sites A & B, 606 - 638, High Road, 15 - 25 Hainault Road, Leyton, E1062 homes
completed
Hainault Triangle sites C & E, 590 - 604, Hainault Triangle sites C & E, 590 - 604, High Road Leyton, 1 Hainault Road, Leytonstone, E11 1ED50 homes
completed
640, 640, High Road, Leyton, E10 6RN36 homes
completed
36 -58, 36 -58, Claude Road, 176 -198 & 200 - 222 Murchison Road, Leyton, E10 6ND28 homes
completed
Police Station, 215, Police Station, 215, Francis Road, Leyton, E10 6NJ20 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
18.9%
Ward turnout
30%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Khevyn LimbajeeLabour
Anna MbachuLabour
Uzma RasoolLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£726,500)

£23,825

Standard buyer

£23,825

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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Compare Waltham Forest with nearby boroughs:

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Key facts for E10 6LD

Full postcodeE10 6LD
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.567825
Longitude-0.006907
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