E11 1BS has a high crime rate (58.7 incidents per 1,000 residents). Crime levels are stable. It is in the Waltham Forest borough.

What are property prices in E11 1BS?

The median property price in E11 1BS is £1078k. Prices changed -25.5% in the past year. For a detailed breakdown by property type and price history, see the property section on LondonIQ.

How good is transport in E11 1BS?

E11 1BS has a PTAL (Public Transport Accessibility Level) of 5, on a scale of 1a (lowest) to 6b (highest). The nearest tube station is Leytonstone Underground Station, approximately 3 minutes away. There are 0 bus routes serving the area.

What are the schools like near E11 1BS?

The nearest primary school to E11 1BS is George Tomlinson Primary School rated Not yet inspected by Ofsted. The nearest secondary school is Connaught School for Girls (Ofsted: Not yet inspected). LondonIQ shows Ofsted ratings and exam scores for all nearby schools.

What is the liveability score for E11 1BS?

E11 1BS has a liveability score of 80/100, placing it in the top 5% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

E11 1BS Postcode — Crime Rate, Schools & House Prices

Deep-dive guides for E11 1BS

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

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At a glance

📍E11 1BS is in Leytonstone, Waltham Forest — one of London's best-connected postcodes (PTAL 5).
🏠Property prices average £1.1m (median). Crime is broadly in line with the London average.
👤Best for: Families, Commuters, Young professionals

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Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 2 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,077,500

Median sale price

-25.5%

This year

Flat

Dominant type

Price history

5-year change

+70.5%

Sales (24 months)2

New build0.0%

Avg terraced£920,000

Avg flat£1,235,000

Price per m²£11,661/m²

Avg floor area92.4 m²

EPC breakdown

12%

10%

Based on 29 properties · Confidence: medium

Street mix

Semi 5%Terraced 26%Flat 68%

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£49,000

First-time buyerFTB

£49,000

Additional propertyBTL/2nd

£81,325

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

23.4×

Price-to-income

£5,390/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr

Heat pump suitableYes

EPC upgrade costMedium

Rebuild cost estimate£231,000

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)

Heating fuelmains gas (not community)

GlazingFully double glazed

Council tax band Band CAnnual charge £1,714

Price growth potentialModerate

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,077,500)

£49,000

Standard buyer

£49,000

First-time buyer

Affordability check — your annual salary

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Investment

Rental yield, rent and gentrification

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.61%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent£1,450

Gross yield1.61% (low)

Gentrification score44/100

Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

Moderate

Price growth potential

Low

Development pressure

Low

New supply risk

Safety

17 Apr

Crime rates and local incidents

HIGH CRIME

58.7 incidents per 1,000 residents

→ Stable

+44% vs borough

Crime by type

Anti-social behaviour25

Other23

Violence & sexual offences19

Burglary7

Drug offences5

Theft4

Robbery3

Vehicle crime2

Road safety

100

Road safety score

Accidents (5yr)

Crime is 110% below London average

Transport

1 May

Public transport accessibility and links

PTAL 5

Very Good

🚇

Leytonstone Underground StationCentral line

3 min walk

🚂

Leytonstone High Road

Nearby stations

🚇

Leytonstone Underground StationCentral

3 min walk

🚇

Leytonstone High Road Rail StationSuffragette

7 min walk

🚂

Leytonstone High RoadNational Rail

7 min walk

🚇

Leyton Midland Road Rail StationSuffragette

11 min walk

🚇

Leyton Underground StationCentral

18 min walk

🚌No bus stops within 400m

Walkability score

101

Footpaths (500m)

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

46 min

London Bridge

61 min

Victoria

50 min

Waterloo

40 min

Canary Wharf

35 min

City ★

Source: TfL Journey Planner (sector-level)

Location

Schools

18 Apr

Nearest schools and Ofsted ratings

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 · 2 min walk

P8: -0.12A8: 51.5

100% of local schools rated Good or Outstanding

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 13 min walk

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

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW

Low

Surface waterLOW

Low

Air qualityLOW

NO₂: 26.0 µg/m³ · PM2.5: 8.0 µg/m³

NoiseLOW

none

Radon riskLOW

0.5% of local properties affected

ULEZ zone · £12.50/dayCCZ: 7.6 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 40%

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

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

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

GPs within 1km

Dentists within 1km

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.1 km

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 13.1 km

A&E 4hr targetNHS target: 95%60.2%

Demographics

22 Apr

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Rank: 14,847 nationally

1,636

Est. population

11,513/km²

66%

Employed

50%

Degree educated

£46,000

Median income

6.1%

Claimant rate

Urban coreHigh densityEstablished mixed

Community stability

Age profile

Under 1820%

18–3428%

35–4926%

50–6414%

65+13%

Tenure

Own outright21%

Own (mortgage)25%

Private rent36%

Social rent18%

Shared ownership0%

Ethnicity

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 rent 36%Social rent 18%

vs. London

Income vs London+9.5%

Price vs London+107.2%

Politics

Local councillors and MP

Ward majorityLabour

Ward majority vote21.8%

Ward turnout33%

Election year2022

MPMr Calvin Bailey (Labour)

MP majority13,964

ConstituencyLeyton and Wanstead

Councillors

Jenny GrayLabour

Clyde LoakesLabour

Marie PyeLabour

Amenities

Shops, restaurants, parks and more

266

Parks (1km)

Restaurants (800m)

Cafes (800m)

Pubs (400m)

Pharmacies (800m)

Gyms (1km)

Sports (1km)

Convenience

Nearest supermarketAseda Trading · 2.1 km

2 swimming pools2 sports halls

Libraries (1km)

Cinemas (2km)

310m

Post office

Nearby shops

Garlands Express223 m

Leytonstone Market259 m

Sala267 m

7 Star Traders293 m

Nearby cafes

Perky Blenders226 m

Le Parisien273 m

Unity Cafe286 m

FORNO322 m

Nearby restaurants

Filly Brook166 m

USA Chicken & Pizza274 m

Happy Valley279 m

Olympic Fish and Chips300 m

Nearby pubs

Heathcote & Star303 m

The Red Lion451 m

Legends Snooker Academy465 m

Stone Mini Market472 m

Nearby gyms

Fitness Hub East London406 m

PureGym465 m

Salisbury Club583 m

Blueprint Fitness613 m

Nearby pharmacies

Tesco Pharmacy734 m

Nearby health

Hampton Surgery310 m

Wongs Dental Surgery555 m

Eyespy Eye and Dental Care724 m

Whipps Cross University Hospital1.1 km

Food hygiene (5-star)46% of 98

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Compare Waltham Forest with nearby boroughs:

Waltham Forest vs Newham Waltham Forest vs Redbridge Waltham Forest vs Hackney Waltham Forest vs Enfield

Frequently asked questions

Trusted official data sources

Office for

National Statistics

LONDONDATASTORE

Ofsted

HM LAND

REGISTRY

Environment

Agency

DATA.POLICE.UK

GOV.UK

Transport

for London

NHS

Digital

Companies

House

Royal

Mail

Food Standards

Agency

Ofcom

Met

Office

Ordnance

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E11 1BS

At a glance

📍 Track E11 1BS

Property

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Investment

Safety

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Location

Schools

Environment

Health

Demographics

Politics

Amenities

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Frequently asked questions

Trusted official data sources