Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56248, -0.00780

E10 6QL— Grove Green, Waltham Forest

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

The practical family move

 

Top 13% LondonSchools 100%Safety 83/100Transport 48/100Low yield 3.38%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
83
Schools
60
Transport
48
Environment
70
Investment
60

The bottom line

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

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Location

E10 6QL

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-19.0% vs London avg

Deep-dive guides for E10 6QL

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

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How E10 6QL 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 · 4 min walk

KS2: 105.0

—

Secondary

Norlington School and 6th Form

Not yet inspected · 8 min walk

P8: +0.35A8: 52.9

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.8 incidents per 1,000 residents

Better than 60% of London
→ Stable

-22% vs borough

Crime by type

Anti-social behaviour31%
Violence & sexual offences20%
Other18%
Drug offences8%
Vehicle crime8%
Robbery6%
Theft5%
Burglary3%

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 · 626m

Crime is 19% below London average

Property

Prices, sales volume and market trends

Avg floor area32.6 m²

EPC breakdown

C
18%
D
5%

Based on 23 properties · Confidence: medium

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£81,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, filled cavity
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

2003–2023 · CAGR

+6.4%

Total change

+245%

Market Activity

Price Velocity & Acceleration

Current Velocity

+230.0%

per year

Acceleration

+254.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£86k£86k+0%1
GFC & correction2008–2010£119k£90k-24.4%1
Rate-rise correction2023–2023£297k£297k+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 4

Good

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

Nearby stations

Leyton Underground StationCentral
8 min walk
Leyton Midland Road Rail StationSuffragette
10 min walk
Leyton Midland RoadNational Rail
10 min walk
Leytonstone High Road Rail StationSuffragette
14 min walk
Leytonstone Underground StationCentral
16 min walk
No bus stops within 400m

42

Walkability score

144

Footpaths (500m)

0

Santander docks (800m)

1.1 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

14

Car parks (800m)

9

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)905
Nearest car park262m
Santander docks (800m)0
Nearest cycle dock1.1 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.6 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above 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

CRAWLEY ROAD MEDICAL CENTRE

479 HIGH ROAD, LEYTON, E10 5EL

4 min walk

82%

Recommend GP

82%

Overall GP experience

7

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

240

Parks (1km)

33

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

10

Sports (1km)

3

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 1.8 km
4 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

169m

Post office

Nearby shops

Marmelo216 m
Francis Road Supermarket218 m
Deren Supermarket239 m
SVA Food & Wine479 m

Nearby cafes

Deeney's168 m
Scottalia189 m
Albert & Francis220 m
Tamping Grounds225 m

Nearby restaurants

Hyderabadi Biryani's168 m
Loop172 m
Hohob174 m
Munch & Crunch187 m

Nearby pubs

Coach and Horses213 m
T Coffee Bar364 m
Kapture389 m
The Leyton Engineer406 m

Nearby gyms

Pause233 m
Score Leisure Centre557 m
The Gym673 m
Fit As Leyton778 m

Nearby pharmacies

Leyton Orient Pharmacy485 m
Asda742 m

Nearby health

Leyton Healthcare488 m
J. Dineen Dental Surgery582 m
Hampton Surgery765 m
Food hygiene (5-star)40% of 131

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

XG23 LTD

Investment

Investment grade, yield and market outlook

60

Investment score

Good

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

51.6

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,593m
Crossrail 2 route4,573m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,646 nationally

1,798

Est. population

29,516/km²

64%

Employed

44%

Degree educated

£45,300

Median income

6.2%

Claimant rate

Inner cityVery high densityEstablished mixed

36

Community stability

Age profile

24%
29%
26%
Under 1824%
18–3429%
35–4926%
50–6413%
65+8%

Tenure

17%
24%
41%
16%
Own outright17%
Own (mortgage)24%
Private rent41%
Social rent16%
Shared ownership1%
Rent free0%

Ethnicity

26%
22%
20%
18%
White British26%
White Other22%
Asian20%
Black18%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine20%
No car household54%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Private rent41%
Social rent16%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
12
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)
425
Largest scheme
412 homes · The Score Centre, 100, OLIVER ROAD, E10 5JY
Pipeline pressure
NONE

Named schemes (500m)

429 - 443, 429 - 443, High Road, Leyton, E10 5EL36 homes
completed
Grove House, 452, Grove House, 452, High Road Leyton, Leyton, E10 6QE33 homes
completed
Municipal Offices, Municipal Offices, High Road Leyton, Leyton, E10 5QJ32 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

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Key facts for E10 6QL

Full postcodeE10 6QL
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.562480
Longitude-0.007804
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