Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57081, -0.00874

E10 6RA— Forest, Waltham Forest

Location and area intelligence for E10 6RA, Forest, Waltham Forest

The practical family move

 

Schools 100%Safety 81/100Transport 52/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
81
Schools
60
Transport
52
Environment
70
Investment
43

The bottom line

E10 6RA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

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Location

E10 6RA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-7.1% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for E10 6RA

🛡️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 6RA 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 · 8 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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.6 incidents per 1,000 residents

Better than 54% of London
→ Stable

-11% vs borough

Crime by type

Other36%
Anti-social behaviour20%
Violence & sexual offences20%
Vehicle crime11%
Theft7%
Drug offences4%
Burglary3%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.0km

Crime is 7% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,673/m²
Price per ft²£620/ft²
Avg floor area56.3 m²

EPC breakdown

A
19%
B
15%
C
27%
D
14%
E
4%
F
1%

Based on 80 properties · Confidence: high

Street mix

Semi 2%Terraced 9%Flat 73%Other 17%

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£140,750
Rebuild cost per m²£2,500/m²

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

Construction era2012 onwards
WallsCavity wall, as built, insulated (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

1997–2026 · CAGR

+5.6%

Total change

+387%

Market Activity

Price Velocity & Acceleration

Current Velocity

-58.8%

per year

Acceleration

-140.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 42 sales

Property Type Mix

Total: 42 sales

Terraced9.5%
Flat/maisonette90.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£58k£65k+12.6%2.5
Post-dot-com plateau2001–2004£124k£118k-4.8%2.3
Pre-crash peak2005–2007£130k£148k+13.5%2
Help-to-Buy recovery2016–2016£211k£211k+0%2
Brexit uncertainty2017–2019£355k£475k+33.8%5.5
Pandemic surge2020–2020£480k£480k+0%7
Rate-rise correction2022–2022£400k£400k+0%1
Current market2024–2026£375k£280k-25.3%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
7.8%
District
7.4%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing6
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Leyton Midland Road Rail StationSuffragette
2 min walk
Leyton Midland RoadNational Rail
2 min walk
Leytonstone Underground StationCentral
15 min walk
Leytonstone High Road Rail StationSuffragette
18 min walk
Walthamstow Central Rail StationWeaver
19 min walk
No bus stops within 400m

46

Walkability score

141

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria53 min ↑
Waterloo56 min ↑
Canary Wharf45 min ≈
City ★44 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

19

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)10
Nearest car park256m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
632m

Connectivity

Broadband and mobile coverage

100%

Full fibre

73%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed391 Mbps
Median download394 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.2 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 34%
Above 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): 1

Landslide susceptibility: Low

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

SMA MEDICAL PRACTICE

693 HIGH ROAD LEYTON, LEYTON, E10 6RA

0 min walk

67%

Recommend GP

67%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

35

Restaurants (800m)

19

Cafes (800m)

6

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

11

Sports (1km)

4

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 916 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

648m

Post office

Nearby shops

Wins71 m
Crumbs Bakery135 m
Sainsbury's Local185 m
Raindrops Market563 m

Nearby cafes

Afters73 m
Coccle78 m
Gjana Bakery86 m
Chunk86 m

Nearby restaurants

Kebabish Original89 m
Ochi90 m
Bamboo Mat150 m
Eral Bagels Smash Haus163 m

Nearby pubs

Point Cocktails68 m
Leyton Calling69 m
Swirl E1070 m
Chop Shop Tavern86 m

Nearby gyms

Anytime Fitness14 m
Fit As Leyton203 m
Leyton Leisure Centre293 m
Leyton Gym368 m

Nearby health

Key 2 Smile583 m
Food hygiene (5-star)35% of 170

Business

Local businesses registered here

Active businesses
128
New (last 12 months)
26
Dissolved (last 12 months)
0
Industry diversity
66
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

24 SEARCH LTD
758 LTD
8687 LTD
A & A FINANCIAL CONSULTING LTD
A PLUS ONE LIMITED

+15 more

Investment

Investment grade, yield and market outlook

43

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 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,373m
Crossrail 2 route4,003m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,730 nationally

1,254

Est. population

23,010/km²

57%

Employed

36%

Degree educated

£39,000

Median income

7.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

33

Community stability

Age profile

28%
25%
26%
14%
Under 1828%
18–3425%
35–4926%
50–6414%
65+6%

Tenure

18%
55%
Own outright4%
Own (mortgage)11%
Private rent18%
Social rent55%
Shared ownership12%
Rent free1%

Ethnicity

14%
15%
28%
28%
White British14%
White Other15%
Asian28%
Black28%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine21%
No car household54%
Unemployed8%
No qualifications19%

Housing tenure (Census 2021)

Social rent55%
Private rent18%

vs. London

Income vs London-7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
15
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
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)

Phase 2 & 3, Beaumont Road Estate, Phase 2 & 3, Beaumont Road Estate, Beaumont Road, Leyton, E10211 homes
completed
Phase 4, Beaumont Road Estate, Phase 4, Beaumont Road Estate, Beaumont Road, Leyton, E10117 homes
completed
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
640, 640, High Road, Leyton, E10 6RN36 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.9%
Ward turnout
30%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Marsela BerberiLabour
Zafran MalikLabour
Kastriot BerberiLabour

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Key facts for E10 6RA

Full postcodeE10 6RA
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.570814
Longitude-0.008739
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