Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57720, -0.00552

E10 6SH— Forest, Waltham Forest

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

The practical family move

 

Schools 75%Safety 72/100Transport 42/100Low yield 3.38%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
72
Schools
45
Transport
42
Environment
68
Investment
53

The bottom line

E10 6SH offers low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E10 6SH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.5% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for E10 6SH

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools🔒 Very Safe

“The practical family move”

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How E10 6SH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

Barclay Primary School

Not yet inspected · 4 min walk

KS2: 107.7

—

Secondary

Norlington School and 6th Form

Not yet inspected · 14 min walk

P8: +0.35A8: 52.9

75% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.7 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 2666.7%

+23% vs borough

Crime by type

Violence & sexual offences25%
Other25%
Anti-social behaviour17%
Theft8%
Vehicle crime8%
Drug offences7%
Robbery5%
Burglary4%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

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 · 1.8km

Crime is +29% above London average

Property

Prices, sales volume and market trends

Avg floor area59.3 m²

EPC breakdown

C
1%
D
3%

Based on 4 properties · Confidence: low

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£148,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Walthamstow Central Underground StationVictoria line
14 min walk
Leyton Midland Road

Nearby stations

Leyton Midland Road Rail StationSuffragette
11 min walk
Leyton Midland RoadNational Rail
11 min walk
Wood Street Rail StationWeaver
13 min walk
Walthamstow Central Rail StationWeaver
15 min walk
Walthamstow Central Underground StationVictoria
15 min walk
No bus stops within 400m

32

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

2.1 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

18

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)10
Nearest car park217m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
648m
🅿️
The Boat House Car Park· yes
793m

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: 7.8 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 61%
Less green space than 78% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.2 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

THE ECCLESBOURNE PRACTICE

ECCLESBOURNE, 1 WARWICK TERRACE, LEA BRIDGE ROAD, LEYTON, E17 9DP

6 min walk

55%

Recommend GP

55%

Overall GP experience

11

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 525 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

27

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Raglan (441 m)

Nearest supermarketMetro Food Centre · 1.4 km
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

453m

Post office

Nearby shops

Capital Fruit Market572 m
Glade Food & Wine Ltd628 m
Crumbs Bakery784 m
Wins805 m

Nearby cafes

Muzza350 m
Coffee Inn409 m
Urban Bites422 m
Patisserie Citadelle Mauritian Shop444 m

Nearby restaurants

Nan Thai140 m
Ocean Fish Bar141 m
WF Catering at Belmont Park School229 m
Alfarooq Kebabish252 m

Nearby pubs

The Raglan441 m
Snooker Lovers Club & Bar462 m
King William IV484 m
Prince of Wales493 m

Nearby gyms

Leyton Gym498 m
Leyton Leisure Centre504 m
Anytime Fitness743 m
Raw Gym812 m

Nearby pharmacies

Well Pharmacy1.1 km

Nearby health

Key 2 Smile522 m
Whipps Cross University Hospital525 m
Comely Bank Health Clinic689 m
Addison Road Medical Practice702 m
Food hygiene (5-star)35% of 114

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

PROPERTY JOURNEY LTD

Investment

Investment grade, yield and market outlook

53

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

28.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,102m
Crossrail 2 route3,926m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,735 nationally

1,984

Est. population

8,930/km²

57%

Employed

41%

Degree educated

£42,200

Median income

8.0%

Claimant rate

Inner cityHigh densityEstablished mixed

45

Community stability

Age profile

28%
22%
25%
16%
Under 1828%
18–3422%
35–4925%
50–6416%
65+10%

Tenure

21%
25%
20%
30%
Own outright21%
Own (mortgage)25%
Private rent20%
Social rent30%
Shared ownership4%

Ethnicity

20%
39%
18%
White British20%
White Other12%
Asian39%
Black18%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine19%
No car household37%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Social rent30%
Private rent20%

vs. London

Income vs London+0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
14
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)
10
Largest scheme
117 homes · Phase 4, Beaumont Road Estate, Phase 4, Beaumont Road Estate, Beaumont Road, Leyton, E10
Pipeline pressure
NONE

Named schemes (500m)

Whitehouse Estate, 38-42, 44-58 & 60-64, Whitehouse Estate, 38-42, 44-58 & 60-64, Leyton Green Road, Leyton, E10 6DG71 homes
completed
736, 736, Lea Bridge Road, Land adjacent to 2 Knotts Green Road, Leyton, E1035 homes
completed
LIVINGSTONE COLLEGE TOWERS, LIVINGSTONE COLLEGE TOWERS, ESSEX ROAD, E1033 homes
completed
685-697, 685-697, Lea Bridge Road, Leyton, E1020 homes
completed
Day Nursery, 4, Day Nursery, 4, Epsom Road, Leyton, E1012 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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Compare Waltham Forest with nearby boroughs:

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Key facts for E10 6SH

Full postcodeE10 6SH
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.577198
Longitude-0.005516
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