Leytonstone · Waltham Forest · Leyton and Wanstead constituency · 51.56993, 0.00532

E11 1BA— Leytonstone, Waltham Forest

Location and area intelligence for E11 1BA, Leytonstone, Waltham Forest

The practical family move

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 59/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
81
Schools
60
Transport
59
Environment
68
Investment
46

The bottom line

E11 1BA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E11 1BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.5% vs London avg
vs London crime-6.0% vs London avg

Deep-dive guides for E11 1BA

🛡️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 E11 1BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Gwyn Jones Primary School

Not yet inspected · 5 min walk

KS2: 108.4

—

Secondary

Connaught School for Girls

Not yet inspected · Inspected Feb 2025 · 5 min walk

P8: -0.12A8: 51.5

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 15 min walk

5 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

60.8 incidents per 1,000 residents

Better than 53% of London
→ Stable

-10% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour28%
Other15%
Vehicle crime7%
Drug offences6%
Theft6%
Burglary5%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.1km

Crime is 6% 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.

E11 district median

£556,000

Based on 409 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£4,580/m²
Price per ft²£426/ft²
Avg floor area77.1 m²

EPC breakdown

C
16%
D
26%
E
9%
F
3%

Based on 54 properties · Confidence: high

Street mix

Semi 16%Terraced 10%Detached 5%Flat 65%Other 5%

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£192,750
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 CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.2%

Total change

+340%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.6%

per year

Acceleration

+42.78

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £50k–£75k · 56 sales

Property Type Mix

Total: 56 sales

Detached5.4%
Semi-detached17.9%
Terraced10.7%
Flat/maisonette66.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£88k£64k-27.9%2.2
Post-dot-com plateau2001–2003£120k£160k+33.3%2.3
Pre-crash peak2005–2007£164k£320k+95.1%2.3
GFC & correction2008–2012£213k£235k+10.6%1.8
Help-to-Buy recovery2014–2016£597k£418k-30.1%1.7
Brexit uncertainty2017–2019£385k£563k+46.1%3.3
Pandemic surge2021–2021£468k£468k+0%2
Rate-rise correction2022–2023£430k£555k+29.1%2
Current market2024–2025£360k£388k+7.6%1.5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Weakest performer

Semi-detached

-0.6% alpha

Flat/maisonette+0.3% α
Local
7.1%
District
6.8%
Semi-detached-0.6% α
Local
8.3%
District
8.9%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Leytonstone Underground StationCentral line
3.2 min walk
Leytonstone High Road

Nearby stations

Leytonstone Underground StationCentral
3 min walk
Leytonstone High Road Rail StationSuffragette
9 min walk
Leytonstone High RoadNational Rail
9 min walk
Leyton Midland Road Rail StationSuffragette
12 min walk
Snaresbrook Underground StationCentral
20 min walk
No bus stops within 400m

29

Walkability score

89

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria49 min ↑
Waterloo47 min ↑
Canary Wharf36 min ↓
City ★34 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)

8

EV chargers (800m)

Total spaces (800m)29
Nearest car park344m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Iceland· yes
424m
🅿️
McDonald's car park· no
550m
🅿️
Tesco car park· no
564m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 Mbps
Median download447 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: 43%
Less green space than 79% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.9 km

Energy

Solar: 852 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 yield852.3 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE ALLUM MEDICAL CENTRE

FAIRLOP ROAD, LEYTONSTONE, E11 1BN

2 min walk

64%

Recommend GP

64%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

10

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 874 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 13.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

199

Parks (1km)

23

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Red Lion (463 m)

Nearest supermarketAseda Trading · 2.3 km
1 swimming pools1 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)

0

Cinemas (2km)

320m

Post office

Nearby shops

Sala308 m
Leytonstone Market308 m
7 Star Traders312 m
Amit News321 m

Nearby cafes

Perky Blenders276 m
Le Parisien277 m
No. 23308 m
FORNO314 m

Nearby restaurants

The Hungry Cow307 m
The Olive309 m
USA Chicken & Pizza309 m
Olympic Fish and Chips314 m

Nearby pubs

The Red Lion463 m
The Old Crown493 m
Legends Snooker Academy500 m
Heathcote & Star508 m

Nearby gyms

Fitness Hub East London484 m
PureGym500 m
Salisbury Club537 m
The 1 on 1 Fitness Studio625 m

Nearby pharmacies

Tesco Pharmacy607 m

Nearby health

Wongs Dental Surgery484 m
Hampton Surgery510 m
Eyespy Eye and Dental Care633 m
Whipps Cross University Hospital874 m
Food hygiene (5-star)49% of 97

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

23 QUEENS ROAD LTD
CSA EDUCATION & BUSINESS CONSULTANCY LTD
EYESPY PROPERTIES LTD
INNOVENTIVE STRATEGY LTD
KRUX PRODUCTIONS LIMITED

+3 more

Investment

Investment grade, yield and market outlook

46

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

51.2

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,758m
Crossrail 2 route4,920m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,275 nationally

1,792

Est. population

11,904/km²

65%

Employed

49%

Degree educated

£46,000

Median income

8.2%

Claimant rate

Urban coreHigh densityRenters

31

Community stability

Age profile

21%
29%
25%
16%
Under 1821%
18–3429%
35–4925%
50–6416%
65+9%

Tenure

13%
18%
46%
22%
Own outright13%
Own (mortgage)18%
Private rent46%
Social rent22%
Shared ownership0%
Rent free0%

Ethnicity

31%
23%
23%
14%
White British31%
White Other23%
Asian23%
Black14%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine16%
No car household53%
Unemployed7%
No qualifications15%

Housing tenure (Census 2021)

Private rent46%
Social rent22%

vs. London

Income vs London+9.5%

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)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
17
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
24
Largest scheme
61 homes · Former Hills Garage, 568-588, Former Hills Garage, 568-588, High Road, Leytonstone, E11
Pipeline pressure
NONE

Named schemes (500m)

14 - 16, 14 - 16, Queens Road, Leytonstone, E11 1BB16 homes
completed
85, 87, 89, 85, 87, 89, Fairlop Road, E119 homes
completed
Kirkdale House, 7, Kirkdale House, 7, Kirkdale Road, E11 1HP9 homes
completed
109, FOREST ROAD8 homes
completed
114, 114, Fairlop Road, Leytonstone, E11 1BW8 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.8%
Ward turnout
33%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Jenny GrayLabour
Clyde LoakesLabour
Marie PyeLabour

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Key facts for E11 1BA

Full postcodeE11 1BA
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardLeytonstone
Latitude51.569928
Longitude0.005321
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