Leytonstone · Waltham Forest · Leyton and Wanstead constituency · 51.56992, 0.00346

E11 1BN— Leytonstone, Waltham Forest

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

The practical family move

 

Schools 100%Safety 81/100Transport 58/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
81
Schools
60
Transport
58
Environment
67
Investment
46

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

E11 1BN

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 1BN

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E11 1BN 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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 16 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 2 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)2
New build0.0%
Price per m²£4,521/m²
Price per ft²£420/ft²
Avg floor area118.7 m²

EPC breakdown

C
8%
D
12%
E
9%

Based on 29 properties · Confidence: medium

Street mix

Semi 29%Terraced 7%Flat 61%Other 4%

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£296,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+5.7%

Total change

+327%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.3%

per year

Acceleration

-158.80

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached33.3%
Terraced8.3%
Flat/maisonette58.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£125k£177k+41.2%1.7
Post-dot-com plateau2001–2004£86k£183k+112.2%1.2
Pre-crash peak2006–2006£166k£166k+0%1
GFC & correction2008–2012£249k£500k+101.2%1
Help-to-Buy recovery2014–2014£250k£250k+0%3
Pandemic surge2020–2021£466k£409k-12.3%1.5
Rate-rise correction2022–2022£893k£893k+0%1
Current market2024–2024£534k£534k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.6% alpha

Flat/maisonette+3.6% α
Local
7.9%
District
4.3%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
4.5 min walk
Leytonstone High Road

Nearby stations

Leytonstone Underground StationCentral
5 min walk
Leytonstone High Road Rail StationSuffragette
10 min walk
Leytonstone High RoadNational Rail
10 min walk
Leyton Midland Road Rail StationSuffragette
10 min walk
Leyton Underground StationCentral
20 min walk
No bus stops within 400m

24

Walkability score

68

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

13

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)29
Nearest car park384m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Iceland· yes
521m
🅿️
McDonald's car park· no
678m
🅿️
Tesco car park· no
690m

Connectivity

Broadband and mobile coverage

95%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed475 Mbps
Median download442 Mbps
Superfast coverage95%
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: 7.7 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 31%
Less green space than 86% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.8 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

0 min walk

64%

Recommend GP

64%

Overall GP experience

7

GPs within 1km

2

Dentists within 1km

9

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 850 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 13.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

156

Parks (1km)

9

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Heathcote & Star (466 m)

Nearest supermarketAseda Trading · 2.3 km
1 swimming pools

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)

432m

Post office

Nearby shops

Garlands Express390 m
Leytonstone Market408 m
Sala410 m
7 Star Traders422 m

Nearby cafes

Perky Blenders373 m
Le Parisien388 m
No. 23428 m
FORNO431 m

Nearby restaurants

Filly Brook353 m
USA Chicken & Pizza413 m
Olympic Fish and Chips425 m
The Hungry Cow428 m

Nearby pubs

Heathcote & Star466 m
The Red Lion579 m
Legends Snooker Academy611 m
The Old Crown621 m

Nearby gyms

Fitness Hub East London581 m
PureGym611 m
Salisbury Club664 m
Fit As Leyton713 m

Nearby pharmacies

Tesco Pharmacy732 m

Nearby health

Hampton Surgery461 m
Wongs Dental Surgery612 m
Eyespy Eye and Dental Care762 m
Whipps Cross University Hospital850 m
Food hygiene (5-star)54% of 56

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

30 FAIRLOP ROAD LIMITED
A A JAMAL TAX CONSULTANTS LIMITED
ARCECLIPSE LTD
DOCKLANDS DAY NURSERY LTD
LIQUID CONFESSIONS LTD

+6 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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

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

44.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,695m
Crossrail 2 route4,803m

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)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
Largest scheme
22 homes · SITE, 158, SITE, 158, NORMAN ROAD, E11 4RL
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
3, 3, Wallwood Road, Leytonstone, E11 1DF8 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 1BN

Full postcodeE11 1BN
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardLeytonstone
Latitude51.569923
Longitude0.003459
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