Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56589, -0.00585

E10 6LL— Grove Green, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 41/100Low yield 3.33%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
80
Schools
60
Transport
41
Environment
69
Investment
42

The bottom line

E10 6LL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £522,000 median — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E10 6LL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E10 6LL meets your needs.

Location

E10 6LL

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+0.4% vs London avg
vs London income+5.2% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for E10 6LL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E10 6LL with:

Postcode Personality

🎓 School Smart🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How E10 6LL 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 · 3 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 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.1 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

+5% vs borough

Crime by type

Other27%
Anti-social behaviour20%
Violence & sexual offences20%
Theft10%
Burglary8%
Drug offences6%
Vehicle crime5%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 818m

Crime is +9% 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.

£522,000

Median sale price

Above London median by 0%

£522,000 is 0% above the London median (£520,000)

+15.5%

This year

Flat

Dominant type

Price history

5-year change
-10.4%
Sales (24 months)5
New build0.0%
Avg flat£522,000
Price per m²£7,733/m²
Price per ft²£718/ft²
Avg floor area69.4 m²

EPC breakdown

C
35%
D
46%
E
11%
F
2%
G
1%

Based on 95 properties · Confidence: high

Street mix

Semi 1%Terraced 22%Flat 74%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

Stamp duty

Standard buyer£13,600
First-time buyerFTB
£4,850
Additional propertyBTL/2nd
£29,260

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

11.8×

Price-to-income

£2,611/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£173,500
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 BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.3%

Total change

+736%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.7%

per year

Acceleration

+9.42

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £450k–£500k · 131 sales

Property Type Mix

Total: 131 sales

Semi-detached0.8%
Terraced23.7%
Flat/maisonette75.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£81k+30.6%4
Post-dot-com plateau2001–2004£92k£163k+78.1%5.2
Pre-crash peak2005–2007£169k£220k+30.6%5
GFC & correction2008–2012£237k£200k-15.6%2.6
Help-to-Buy recovery2013–2016£220k£415k+88.6%5
Brexit uncertainty2017–2019£428k£425k-0.7%5.3
Pandemic surge2020–2021£467k£583k+24.7%3
Rate-rise correction2022–2023£479k£553k+15.5%5
Current market2024–2025£510k£519k+1.7%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+2.9% alpha

Weakest performer

Flat/maisonette

+0.9% alpha

Terraced+2.9% α
Local
10.3%
District
7.4%
Flat/maisonette+0.9% α
Local
8.4%
District
7.5%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position75

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
11.9 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
13 min walk
Leytonstone High Road Rail StationSuffragette
13 min walk
Leyton Underground StationCentral
13 min walk
No bus stops within 400m

35

Walkability score

50

Footpaths (500m)

0

Santander docks (800m)

1.3 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

15

Car parks (800m)

8

EV chargers (800m)

Nearest car park476m
Santander docks (800m)0
Nearest cycle dock1.3 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: 6.9 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): 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

FRANCIS ROAD MEDICAL CENTRE

94 FRANCIS ROAD, LEYTON, E10 6PP

6 min walk

79%

Recommend GP

79%

Overall GP experience

9

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

32

Restaurants (800m)

19

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

9

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Gravity Well Taproom (445 m)

Nearest supermarketNadeem Halal Meat & Grocery · 1.3 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)

521m

Post office

Nearby shops

Deren Supermarket164 m
Francis Road Supermarket202 m
Marmelo212 m
Sainsbury's Local399 m

Nearby cafes

Tamping Grounds184 m
Scottalia247 m
Albert & Francis250 m
Bread & Oregano265 m

Nearby restaurants

Chris's Fish Bar218 m
Just Munch221 m
Zaxx226 m
Loop238 m

Nearby pubs

Gravity Well Taproom445 m
Swirl E10533 m
Point Cocktails544 m
Heathcote & Star554 m

Nearby gyms

Pause171 m
Fit As Leyton401 m
Anytime Fitness576 m
Leyton Leisure Centre873 m

Nearby pharmacies

Leyton Orient Pharmacy853 m
Asda1.1 km

Nearby health

Hampton Surgery527 m
Leyton Healthcare857 m
J. Dineen Dental Surgery956 m
Food hygiene (5-star)40% of 156

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
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

12 MORLEY ROAD RTM COMPANY LIMITED
AMO STUDIO LTD
CRPG LTD
E10TECH LTD
HEETBRIDGE LIMITED

+2 more

Investment

Investment grade, yield and market outlook

42

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

62.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,990m
Crossrail 2 route4,459m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,335 nationally

1,757

Est. population

23,861/km²

72%

Employed

48%

Degree educated

£44,200

Median income

4.8%

Claimant rate

SuburbanVery high densityEstablished mixed

36

Community stability

Age profile

23%
30%
28%
13%
Under 1823%
18–3430%
35–4928%
50–6413%
65+6%

Tenure

34%
44%
Own outright12%
Own (mortgage)34%
Private rent44%
Social rent10%
Shared ownership1%

Ethnicity

31%
30%
18%
White British31%
White Other30%
Asian18%
Black11%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine19%
No car household48%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent44%
Social rent9%

vs. London

Income vs London+5.2%
Price vs London+0.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
19
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)
9
Largest scheme
62 homes · Hainault Triangle sites A & B, 606 - 638, Hainault Triangle sites A & B, 606 - 638, High Road, 15 - 25 Hainault 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 (£522,000)

£13,600

Standard buyer

£4,850

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in E10 6LL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E10 6LL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

What else could £522k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E10 6LL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E10 6LL

Full postcodeE10 6LL
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.565891
Longitude-0.005852
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