Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56674, -0.00792

E10 6RS— Grove Green, Waltham Forest

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

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 43/100Low yield 3.28%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
80
Schools
60
Transport
43
Environment
69
Investment
42

The bottom line

E10 6RS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £530,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E10 6RS

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+1.9% vs London avg
vs London income+5.2% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for E10 6RS

🛡️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 6RS 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 · 2 min walk

KS2: 105.0

—

Secondary

Norlington School and 6th Form

Not yet inspected · 5 min walk

P8: +0.35A8: 52.9

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 25 min walk

5 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 735m

Crime is +9% above 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.

£530,000

Median sale price

Above London median by 2%

£530,000 is 2% above the London median (£520,000)

+8.2%

This year

Flat

Dominant type

Price history

5-year change
+11.9%
Sales (24 months)5
New build0.0%
Avg flat£530,000
Price per m²£8,717/m²
Price per ft²£810/ft²
Avg floor area61.1 m²

EPC breakdown

C
24%
D
35%
E
7%
G
1%

Based on 67 properties · Confidence: high

Street mix

Terraced 8%Flat 91%Other 2%

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£14,000
First-time buyerFTB
£5,250
Additional propertyBTL/2nd
£29,900

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

12.0×

Price-to-income

£2,651/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£152,750
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

1998–2025 · CAGR

+8.6%

Total change

+834%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.5%

per year

Acceleration

+11.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 100 sales

Property Type Mix

Total: 100 sales

Terraced9%
Flat/maisonette91%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£58k£70k+18.8%2.7
Post-dot-com plateau2001–2004£88k£149k+68.8%6
Pre-crash peak2005–2007£155k£182k+17.4%4
GFC & correction2008–2012£163k£153k-5.8%1.2
Help-to-Buy recovery2013–2016£191k£465k+143.5%4
Brexit uncertainty2017–2019£454k£385k-15.2%3.7
Pandemic surge2020–2021£435k£474k+8.9%5.5
Rate-rise correction2022–2023£426k£490k+15.1%3.5
Current market2024–2025£490k£546k+11.5%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Weakest performer

Terraced

+0.2% alpha

Flat/maisonette+1% α
Local
8.6%
District
7.6%
Terraced+0.2% α
Local
8.4%
District
8.2%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

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
13.3 min walk
Leyton Midland Road

Nearby stations

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

40

Walkability score

71

Footpaths (500m)

0

Santander docks (800m)

1.3 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

22

Car parks (800m)

8

EV chargers (800m)

Nearest car park379m
Santander docks (800m)0
Nearest cycle dock1.3 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.9 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.0 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

SMA MEDICAL PRACTICE

693 HIGH ROAD LEYTON, LEYTON, E10 6RA

6 min walk

67%

Recommend GP

67%

Overall GP experience

9

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.4 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

28

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

5

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 1.1 km
4 tennis courts1 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)

545m

Post office

Nearby shops

Deren Supermarket263 m
Sainsbury's Local273 m
Francis Road Supermarket325 m
Marmelo339 m

Nearby cafes

Bread & Oregano105 m
Sizzling Sausage278 m
Tamping Grounds300 m
Tony's Cafe315 m

Nearby restaurants

Slice 'n' Dough104 m
Mauritius Delight212 m
Masala India262 m
Temisan's Kitchen291 m

Nearby pubs

Gravity Well Taproom331 m
Swirl E10397 m
Point Cocktails406 m
Leyton Calling416 m

Nearby gyms

Pause279 m
Fit As Leyton311 m
Anytime Fitness452 m
Leyton Leisure Centre749 m

Nearby pharmacies

Leyton Orient Pharmacy859 m
Asda1.2 km

Nearby health

Hampton Surgery677 m
Leyton Healthcare862 m
Key 2 Smile1.0 km
J. Dineen Dental Surgery1.1 km
Food hygiene (5-star)41% of 146

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

34-36 BRUNSWICK ROAD LIMITED
BANICHKA LIMITED
CIEL BLEU LONDON LTD
CLAD SYSTEMS LTD
FM MASSARIOL LIMITED

+5 more

Investment

Investment grade, yield and market outlook

42

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

72.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,004m
Crossrail 2 route4,287m

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%
Price vs London+1.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
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)
7
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
640, 640, High Road, Leyton, E10 6RN36 homes
completed
Grove House, 452, Grove House, 452, High Road Leyton, Leyton, E10 6QE33 homes
completed
36 -58, 36 -58, Claude Road, 176 -198 & 200 - 222 Murchison Road, Leyton, E10 6ND28 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 (£530,000)

£14,000

Standard buyer

£5,250

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 6RS

Full postcodeE10 6RS
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.566745
Longitude-0.007921
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