Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56589, -0.00936

E10 6NN— Grove Green, Waltham Forest

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

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 41/100Low yield 3.38%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
80
Schools
60
Transport
41
Environment
69
Investment
52

The bottom line

E10 6NN 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 6NN

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+9.0% vs London avg

Deep-dive guides for E10 6NN

🛡️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 6NN 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 · 1 min walk

KS2: 105.0

—

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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 25 min walk

6 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

1

Incidents (1yr)

11

Incidents (5yr)

Nearest station: Leyton Fire Station · 600m

Crime is +9% above London average

Property

Prices, sales volume and market trends

Avg floor area46.1 m²

EPC breakdown

C
1%
D
10%
E
4%

Based on 15 properties · Confidence: medium

Street mix

Flat 100%

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

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£115,250
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 BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2023 · CAGR

+6.7%

Total change

+372%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.4%

per year

Acceleration

-261.30

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£54k£54k+0%1
Post-dot-com plateau2001–2001£66k£66k+0%1
Pandemic surge2020–2020£242k£242k+0%2
Rate-rise correction2023–2023£255k£255k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
12.4 min walk
Leyton Midland Road

Nearby stations

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

41

Walkability score

96

Footpaths (500m)

0

Santander docks (800m)

1.2 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

20

Car parks (800m)

8

EV chargers (800m)

Nearest car park245m
Santander docks (800m)0
Nearest cycle dock1.2 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 waterMEDIUM
Medium
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: 6.7 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 61%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.9 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

CRAWLEY ROAD MEDICAL CENTRE

479 HIGH ROAD, LEYTON, E10 5EL

3 min walk

82%

Recommend GP

82%

Overall GP experience

9

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.5 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

31

Restaurants (800m)

19

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

11

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Gravity Well Taproom (440 m)

Nearest supermarketNadeem Halal Meat & Grocery · 1.1 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)

431m

Post office

Nearby shops

Deren Supermarket240 m
Francis Road Supermarket308 m
Marmelo323 m
Sainsbury's Local378 m

Nearby cafes

Bread & Oregano204 m
Tamping Grounds281 m
Scottalia346 m
Albert & Francis376 m

Nearby restaurants

Masala India124 m
Slice 'n' Dough168 m
Just Munch305 m
Mauritius Delight305 m

Nearby pubs

Gravity Well Taproom440 m
Swirl E10484 m
Coach and Horses488 m
Point Cocktails490 m

Nearby gyms

Pause98 m
Fit As Leyton434 m
Anytime Fitness549 m
Leyton Leisure Centre836 m

Nearby pharmacies

Leyton Orient Pharmacy732 m
Asda1.1 km

Nearby health

Leyton Healthcare735 m
J. Dineen Dental Surgery974 m
Key 2 Smile1.1 km
Food hygiene (5-star)40% of 161

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

52

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

53.2

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,872m
Crossrail 2 route4,259m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
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)
12
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
429 - 443, 429 - 443, High Road, Leyton, E10 5EL36 homes
completed
640, 640, High Road, Leyton, E10 6RN36 homes
completed
Grove House, 452, Grove House, 452, High Road Leyton, Leyton, E10 6QE33 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 6NN

Full postcodeE10 6NN
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.565888
Longitude-0.009358
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
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