Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56665, -0.00075

E10 6PE— Grove Green, Waltham Forest

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 85/100Transport 48/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
85
Schools
60
Transport
48
Environment
67
Investment
47

The bottom line

E10 6PE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E10 6PE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+7.9% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for E10 6PE

🛡️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 6PE 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 · 6 min walk

KS2: 106.4

—

Secondary

Norlington School and 6th Form

Not yet inspected · 1 min walk

P8: +0.35A8: 52.9

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.5 incidents per 1,000 residents

Better than 74% of London
→ Stable

-46% vs borough

Crime by type

Violence & sexual offences35%
Other33%
Anti-social behaviour12%
Vehicle crime12%
Burglary5%
Drug offences2%
Theft2%
Robbery0%

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: Leytonstone Fire Station · 937m

Crime is 44% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,695/m²
Price per ft²£622/ft²
Avg floor area60.1 m²

EPC breakdown

C
9%
D
20%
E
3%

Based on 32 properties · Confidence: high

Street mix

Terraced 60%Flat 40%

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£150,250
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

2000–2024 · CAGR

+4.6%

Total change

+193%

Market Activity

Price Velocity & Acceleration

Current Velocity

+251.9%

per year

Acceleration

+268.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 5 sales

Property Type Mix

Total: 5 sales

Terraced60%
Flat/maisonette40%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£135k£135k+0%1
Post-dot-com plateau2001–2001£112k£112k+0%2
Current market2024–2024£395k£395k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Leytonstone Underground StationCentral line
7.8 min walk
Leyton Midland Road

Nearby stations

Leyton Midland Road Rail StationSuffragette
8 min walk
Leyton Midland RoadNational Rail
8 min walk
Leytonstone Underground StationCentral
8 min walk
Leytonstone High Road Rail StationSuffragette
9 min walk
Leyton Underground StationCentral
15 min walk
No bus stops within 400m

21

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

1.5 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

9

Car parks (800m)

14

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)29
Nearest car park396m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
Iceland· yes
715m

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: 7.2 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 92% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.5 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

1 min walk

72%

Recommend GP

72%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

8

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

129

Parks (1km)

10

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

1

Convenience

Nearest supermarketAseda Trading · 2.0 km
4 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

708m

Post office

Nearby shops

Garlands Express239 m
Marmelo461 m
Francis Road Supermarket463 m
Deren Supermarket475 m

Nearby cafes

Unity Cafe199 m
Red Tomato Sandwich Bar397 m
Sizzling Sausage422 m
Albert & Francis456 m

Nearby restaurants

Happy Valley201 m
Filly Brook291 m
Michael's Fish & Chip Bar346 m
Zaxx458 m

Nearby pubs

Heathcote & Star221 m
Gravity Well Taproom592 m
Swirl E10703 m
Northcote Arms704 m

Nearby gyms

Pause469 m
Fit As Leyton522 m
Anytime Fitness710 m
Fitness Hub East London757 m

Nearby health

Hampton Surgery192 m
J. Dineen Dental Surgery1.1 km
Food hygiene (5-star)57% of 60

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

DGD INTERIORS LTD
ROSE ANTONY LTD

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

64.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,235m
Crossrail 2 route4,713m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,994 nationally

1,646

Est. population

28,761/km²

66%

Employed

52%

Degree educated

£45,300

Median income

5.4%

Claimant rate

Inner cityVery high densityEstablished mixed

39

Community stability

Age profile

22%
26%
26%
16%
Under 1822%
18–3426%
35–4926%
50–6416%
65+10%

Tenure

22%
28%
40%
Own outright22%
Own (mortgage)28%
Private rent40%
Social rent10%
Shared ownership0%

Ethnicity

31%
24%
22%
White British31%
White Other24%
Asian22%
Black13%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine15%
No car household44%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Private rent40%
Social rent10%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
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)
6
Largest scheme
28 homes · 36 -58, 36 -58, Claude Road, 176 -198 & 200 - 222 Murchison Road, Leyton, E10 6ND
Pipeline pressure
NONE

Named schemes (500m)

36 -58, 36 -58, Claude Road, 176 -198 & 200 - 222 Murchison Road, Leyton, E10 6ND28 homes
completed
FORMER JOINERY WORKS (PEPPIATT), 155, FORMER JOINERY WORKS (PEPPIATT), 155, ASHVILLE ROAD, E1119 homes
completed
Land at 275-279, Land at 275-279, Forest Road, Leytonstone, E11 6HD17 homes
completed
137, 137, NEWPORT ROAD, E10 6PQ11 homes
completed
101, 101, Hainault Road, Leytonstone, E11 1DX9 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 6PE

Full postcodeE10 6PE
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.566650
Longitude-0.000754
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