Leytonstone · Waltham Forest · Leyton and Wanstead constituency · 51.56853, 0.00542

E11 1BE— Leytonstone, Waltham Forest

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

The practical family move

 

Top 8% LondonSchools 100%Safety 77/100Transport 61/100Low yield 3.13%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
74
Safety
77
Schools
60
Transport
61
Environment
68
Investment
59

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E11 1BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.5% vs London avg
vs London crime+35.0% vs London avg

Deep-dive guides for E11 1BE

🛡️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 1BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

George Tomlinson Primary School

Not yet inspected · 4 min walk

KS2: 106.4

—

Secondary

Connaught School for Girls

Not yet inspected · Inspected Feb 2025 · 3 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 · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

88.0 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

+30% vs borough

Crime by type

Anti-social behaviour35%
Other20%
Violence & sexual offences20%
Vehicle crime9%
Drug offences7%
Burglary5%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 909m

Crime is +35% above London average

Property

Prices, sales volume and market trends

Avg floor area61.2 m²

EPC breakdown

C
20%
D
39%
E
15%
F
1%
G
1%

Based on 76 properties · Confidence: high

Street mix

Semi 17%Terraced 8%Detached 2%Flat 72%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

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£153,000
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

1995–2023 · CAGR

+6.5%

Total change

+476%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.0%

per year

Acceleration

+46.83

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 52 sales

Property Type Mix

Total: 52 sales

Detached1.9%
Semi-detached17.3%
Terraced7.7%
Flat/maisonette73.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£167k+167.2%1.4
Post-dot-com plateau2001–2002£228k£213k-6.6%2
Pre-crash peak2005–2007£205k£232k+12.9%6
GFC & correction2008–2012£250k£223k-10.7%2.5
Help-to-Buy recovery2013–2015£155k£300k+93.5%1
Brexit uncertainty2017–2018£407k£376k-7.6%1.5
Pandemic surge2020–2020£410k£410k+0%3
Rate-rise correction2022–2023£300k£360k+20%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.4% alpha

Flat/maisonette-1.4% α
Local
3.2%
District
4.6%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

26out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
Trend Position75

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
2.3 min walk
Leytonstone High Road

Nearby stations

Leytonstone Underground StationCentral
2 min walk
Leytonstone High Road Rail StationSuffragette
7 min walk
Leytonstone High RoadNational Rail
7 min walk
Leyton Midland Road Rail StationSuffragette
12 min walk
Leyton Underground StationCentral
19 min walk
No bus stops within 400m

33

Walkability score

92

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

12

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)29
Nearest car park207m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Iceland· yes
323m
🅿️
McDonald's car park· no
583m
🅿️
Tesco car park· no
610m

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 waterMEDIUM
Medium
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: 7.7 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 37%
Below average green space

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

3 min walk

64%

Recommend GP

64%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

9

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 13.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

270

Parks (1km)

28

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Heathcote & Star (378 m)

Nearest supermarketAseda Trading · 2.1 km
2 swimming pools2 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)

257m

Post office

Nearby shops

Leytonstone Market217 m
Sala222 m
7 Star Traders243 m
Amit News258 m

Nearby cafes

Perky Blenders182 m
Le Parisien216 m
FORNO265 m
No. 23272 m

Nearby restaurants

USA Chicken & Pizza228 m
Filly Brook241 m
Olympic Fish and Chips248 m
Subway266 m

Nearby pubs

Heathcote & Star378 m
The Red Lion404 m
Legends Snooker Academy426 m
Stone Mini Market476 m

Nearby gyms

Fitness Hub East London382 m
PureGym426 m
Salisbury Club523 m
Blueprint Fitness639 m

Nearby pharmacies

Tesco Pharmacy661 m

Nearby health

Hampton Surgery386 m
Wongs Dental Surgery489 m
Eyespy Eye and Dental Care656 m
Whipps Cross University Hospital1.0 km
Food hygiene (5-star)49% of 107

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

BLUENEST LETTINGS LIMITED
BROSSONS LIMITED
CAELOMA DESIGN LIMITED
DIMKO LTD
ENVIROSCAPES LIMITED

+8 more

Investment

Investment grade, yield and market outlook

59

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Very High

Demand

Very Low

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

51.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,626m
Crossrail 2 route4,992m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,847 nationally

1,636

Est. population

11,513/km²

66%

Employed

50%

Degree educated

£46,000

Median income

5.3%

Claimant rate

Urban coreHigh densityEstablished mixed

39

Community stability

Age profile

20%
28%
26%
14%
13%
Under 1820%
18–3428%
35–4926%
50–6414%
65+13%

Tenure

21%
25%
36%
18%
Own outright21%
Own (mortgage)25%
Private rent36%
Social rent18%
Shared ownership0%

Ethnicity

32%
22%
19%
16%
White British32%
White Other22%
Asian19%
Black16%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine19%
No car household49%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent36%
Social rent18%

vs. London

Income vs London+9.5%

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)
2
Commercial apps (800m)
1
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)
2

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)

SITE, 158, SITE, 158, NORMAN ROAD, E11 4RL22 homes
completed
14 - 16, 14 - 16, Queens Road, Leytonstone, E11 1BB16 homes
completed
Kirkdale House, 7, Kirkdale House, 7, Kirkdale Road, E11 1HP9 homes
completed
85, 87, 89, 85, 87, 89, Fairlop Road, E119 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 1BE

Full postcodeE11 1BE
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardLeytonstone
Latitude51.568532
Longitude0.005418
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