Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56640, -0.00400

E10 6NE— Grove Green, Waltham Forest

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

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 87/100Transport 41/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
71
Safety
87
Schools
60
Transport
41
Environment
69
Investment
39

The bottom line

E10 6NE 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 6NE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E10 6NE

🛡️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 6NE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Newport School

Not yet inspected · Inspected Oct 2024 · 5 min walk

KS2: 106.4

—

Secondary

Norlington School and 6th Form

Not yet inspected · 2 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

Acacia Nursery

Outstanding · 16 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 959m

Crime is 59% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£8,696/m²
Price per ft²£808/ft²
Avg floor area78.2 m²

EPC breakdown

B
1%
C
12%
D
11%
E
2%

Based on 26 properties · Confidence: medium

Street mix

Terraced 88%Flat 13%

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£195,500
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 CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+8.9%

Total change

+896%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.1%

per year

Acceleration

-52.32

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 15 sales

Property Type Mix

Total: 15 sales

Terraced86.7%
Flat/maisonette13.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£64k£130k+102.3%1.3
Post-dot-com plateau2001–2004£162k£248k+53.3%1
GFC & correction2012–2012£248k£248k+0%3
Brexit uncertainty2019–2019£558k£558k+0%1
Rate-rise correction2022–2023£369k£592k+60.4%2
Current market2024–2024£640k£640k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
9.4%
District
8.9%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
12.6 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
11 min walk
Leyton Underground StationCentral
14 min walk
No bus stops within 400m

31

Walkability score

27

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

13

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)29
Nearest car park484m
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 AONB7% green spaceTree canopy: 70%
Below average green space

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

HAMPTON MEDICAL CENTRE

1 PRETORIA ROAD, LEYTONSTONE, E11 4BB

3 min walk

72%

Recommend GP

72%

Overall GP experience

9

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

18

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

9

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Heathcote & Star (430 m)

Nearest supermarketNadeem Halal Meat & Grocery · 1.4 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)

645m

Post office

Nearby shops

Deren Supermarket281 m
Francis Road Supermarket293 m
Marmelo297 m
Sainsbury's Local422 m

Nearby cafes

Tamping Grounds285 m
Sizzling Sausage296 m
Red Tomato Sandwich Bar298 m
Albert & Francis316 m

Nearby restaurants

Chris's Fish Bar300 m
Zaxx304 m
Just Munch318 m
Michael's Fish & Chip Bar319 m

Nearby pubs

Heathcote & Star430 m
Gravity Well Taproom451 m
Swirl E10555 m
Point Cocktails567 m

Nearby gyms

Pause281 m
Fit As Leyton391 m
Anytime Fitness581 m
Leyton Leisure Centre867 m

Nearby health

Hampton Surgery402 m
J. Dineen Dental Surgery1.0 km
Food hygiene (5-star)45% of 102

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

STEVE AND TOBIAS LIMITED

Investment

Investment grade, yield and market outlook

39

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

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

4/100

Velocity score

Future outlook

61

Price growth score

C
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,102m
Crossrail 2 route4,536m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Planning apps (3 years)
23
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)
8
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 C & E, 590 - 604, Hainault Triangle sites C & E, 590 - 604, High Road Leyton, 1 Hainault Road, Leytonstone, E11 1ED50 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
LAND ADJACENT, 48, LAND ADJACENT, 48, BELGRAVE ROAD, E1012 homes
completed
137, 137, NEWPORT ROAD, E10 6PQ11 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

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Key facts for E10 6NE

Full postcodeE10 6NE
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.566400
Longitude-0.003997
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