Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56607, -0.00130

E10 6PF— Grove Green, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 39/100Low yield 3.38%

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
66
Safety
82
Schools
60
Transport
39
Environment
67
Investment
49

The bottom line

E10 6PF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £515,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E10 6PF

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-1.0% vs London avg
vs London income+5.2% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for E10 6PF

🛡️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

“Strong, well-rated schools nearby”

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How E10 6PF 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 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

58.4 incidents per 1,000 residents

Better than 56% of London
→ Stable

-14% vs borough

Crime by type

Other27%
Anti-social behaviour26%
Violence & sexual offences24%
Vehicle crime15%
Burglary3%
Drug offences2%
Theft2%
Robbery1%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 921m

Crime is 10% below 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.

£515,000

Median sale price

1% below London median

£515,000 is 1% below the London median (£520,000)

+10.1%

This year

Flat

Dominant type

Price history

5-year change
+13.2%
Sales (24 months)5
New build0.0%
Avg terraced£615,000
Avg flat£501,000
Price per m²£7,985/m²
Price per ft²£742/ft²
Avg floor area65.8 m²

EPC breakdown

C
8%
D
19%
E
5%
F
1%

Based on 33 properties · Confidence: high

Street mix

Semi 3%Terraced 11%Flat 85%Other 1%

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£13,250
First-time buyerFTB
£4,500
Additional propertyBTL/2nd
£28,700

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

11.7×

Price-to-income

£2,576/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£164,500
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+8.3%

Total change

+919%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.3%

per year

Acceleration

-21.57

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 69 sales

Property Type Mix

Total: 69 sales

Semi-detached2.9%
Terraced11.6%
Flat/maisonette85.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£53k£87k+65.7%3.2
Post-dot-com plateau2001–2003£100k£146k+47.2%3
Pre-crash peak2005–2007£209k£222k+6.2%3.3
GFC & correction2008–2011£213k£110k-48.2%1.7
Help-to-Buy recovery2013–2016£216k£335k+54.9%2.3
Brexit uncertainty2017–2019£428k£428k+0%2.3
Pandemic surge2020–2021£458k£455k-0.5%2.5
Rate-rise correction2022–2023£493k£543k+10%4
Current market2024–2026£486k£535k+10.1%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Flat/maisonette+0.9% α
Local
8.8%
District
7.9%

CAGR over 26yr 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 Velocity100
Sales Volume15
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
Leytonstone Underground StationCentral line
8.5 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
9 min walk
Leytonstone High Road Rail StationSuffragette
9 min walk
Leyton Underground StationCentral
14 min walk
No bus stops within 400m

21

Walkability score

24

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

10

Car parks (800m)

15

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)29
Nearest car park365m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
Iceland· yes
760m

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 waterLOW
Low
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 91% 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 · 1.3 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

138

Parks (1km)

11

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketAseda Trading · 1.9 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)

760m

Post office

Nearby shops

Garlands Express279 m
Marmelo391 m
Francis Road Supermarket394 m
Deren Supermarket412 m

Nearby cafes

Unity Cafe227 m
Albert & Francis384 m
Tamping Grounds399 m
Scottalia414 m

Nearby restaurants

Happy Valley231 m
Filly Brook337 m
Michael's Fish & Chip Bar384 m
Zaxx388 m

Nearby pubs

Heathcote & Star240 m
Gravity Well Taproom603 m
Northcote Arms638 m
Swirl E10712 m

Nearby gyms

Pause405 m
Fit As Leyton535 m
Anytime Fitness726 m
Leytonstone Leisure Centre762 m

Nearby health

Hampton Surgery212 m
J. Dineen Dental Surgery1.0 km
Food hygiene (5-star)57% of 60

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

BERSERK THEATRE LIMITED
IGNITION EDUCATION LIMITED
IGNITION PSF CONSULTING LTD
MAY COLLIS ACCOUNTING LIMITED

Investment

Investment grade, yield and market outlook

49

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

75.6

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,161m
Crossrail 2 route4,714m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,825 nationally

1,645

Est. population

28,685/km²

77%

Employed

59%

Degree educated

£44,200

Median income

5.9%

Claimant rate

SuburbanVery high densityEstablished mixed

39

Community stability

Age profile

19%
30%
32%
13%
Under 1819%
18–3430%
35–4932%
50–6413%
65+6%

Tenure

16%
36%
41%
Own outright16%
Own (mortgage)36%
Private rent41%
Social rent6%
Shared ownership0%

Ethnicity

40%
28%
White British40%
White Other28%
Asian11%
Black11%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine14%
No car household49%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent41%
Social rent6%

vs. London

Income vs London+5.2%
Price vs London-1.0%

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
50 homes · Hainault Triangle sites C & E, 590 - 604, Hainault Triangle sites C & E, 590 - 604, High Road Leyton, 1 Hainault Road, Leytonstone, E11 1ED
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
137, 137, NEWPORT ROAD, E10 6PQ11 homes
completed
101, 101, Hainault Road, Leytonstone, E11 1DX9 homes
completed
3, 3, Wallwood Road, Leytonstone, E11 1DF8 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 (£515,000)

£13,250

Standard buyer

£4,500

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.

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Compare Waltham Forest with nearby boroughs:

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Key facts for E10 6PF

Full postcodeE10 6PF
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.566075
Longitude-0.001299
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