Leytonstone · Waltham Forest · Leyton and Wanstead constituency · 51.56800, -0.00074

E11 1DL— Leytonstone, Waltham Forest

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

The hidden gem

 

Schools 100%Safety 77/100Transport 53/100Low yield 2.43%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
77
Schools
60
Transport
53
Environment
67
Investment
44

The bottom line

E11 1DL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £715,000 median — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how E11 1DL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E11 1DL meets your needs.

Location

E11 1DL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+37.5% vs London avg
vs London income+9.5% vs London avg
vs London crime+35.0% vs London avg

Deep-dive guides for E11 1DL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E11 1DL with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart📈 Up & Coming🔒 Very Safe

“The hidden gem”

Share:WhatsAppShare on X

How E11 1DL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Newport School

Not yet inspected · Inspected Oct 2024 · 7 min walk

KS2: 106.4

—

Secondary

Norlington School and 6th Form

Not yet inspected · 1 min walk

P8: +0.35A8: 52.9

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 16 min walk

6 primaries · 2 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

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.0km

Crime is +35% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£715,000

Median sale price

Above London median by 38%

£715,000 is 38% above the London median (£520,000)

+14.5%

This year

Terraced

Dominant type

Price history

5-year change
+22.2%
Sales (24 months)5
New build0.0%
Avg terraced£715,000
Price per m²£7,849/m²
Price per ft²£729/ft²
Avg floor area93.5 m²

EPC breakdown

C
12%
D
35%
E
9%
F
1%

Based on 57 properties · Confidence: high

Street mix

Semi 3%Terraced 95%Detached 1%Flat 1%

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£23,250
First-time buyerFTB
£23,250
Additional propertyBTL/2nd
£44,700

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

15.5×

Price-to-income

£3,577/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£233,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.9%

Total change

+949%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.5%

per year

Acceleration

+9.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 78 sales

Property Type Mix

Total: 78 sales

Detached1.3%
Semi-detached2.6%
Terraced94.9%
Flat/maisonette1.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£77k£135k+74.8%3.5
Post-dot-com plateau2001–2004£164k£238k+45.3%3.7
Pre-crash peak2005–2007£242k£290k+19.8%2.7
GFC & correction2008–2012£320k£267k-16.6%1.8
Help-to-Buy recovery2014–2016£491k£541k+10.2%3
Brexit uncertainty2017–2018£532k£560k+5.3%2.5
Pandemic surge2020–2021£560k£585k+4.4%2.5
Rate-rise correction2022–2023£553k£576k+4.2%3
Current market2024–2026£675k£810k+20%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Terraced-0.6% α
Local
7.7%
District
8.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
7.4 min walk
Leyton Midland Road

Nearby stations

Leyton Midland Road Rail StationSuffragette
7 min walk
Leyton Midland RoadNational Rail
7 min walk
Leytonstone Underground StationCentral
8 min walk
Leytonstone High Road Rail StationSuffragette
10 min walk
Leyton Underground StationCentral
16 min walk
No bus stops within 400m

21

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria53 min ↑
Waterloo51 min ↑
Canary Wharf39 min ↓
City ★38 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

7

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)29
Nearest car park298m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Iceland· yes
718m

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: 7.3 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 84% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.5 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

HAMPTON MEDICAL CENTRE

1 PRETORIA ROAD, LEYTONSTONE, E11 4BB

2 min walk

72%

Recommend GP

72%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

8

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

104

Parks (1km)

11

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Heathcote & Star (315 m)

Nearest supermarketAseda Trading · 2.1 km
4 tennis courts

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)

683m

Post office

Nearby shops

Garlands Express292 m
Sainsbury's Local528 m
Deren Supermarket566 m
Francis Road Supermarket569 m

Nearby cafes

Unity Cafe284 m
Red Tomato Sandwich Bar320 m
Sizzling Sausage358 m
Bread & Oregano537 m

Nearby restaurants

Michael's Fish & Chip Bar236 m
Happy Valley282 m
Filly Brook321 m
Burnt467 m

Nearby pubs

Heathcote & Star315 m
Gravity Well Taproom522 m
Swirl E10631 m
Point Cocktails644 m

Nearby gyms

Fit As Leyton450 m
Pause565 m
Anytime Fitness624 m
Fitness Hub East London768 m

Nearby health

Hampton Surgery289 m
Whipps Cross University Hospital1.1 km
Food hygiene (5-star)52% of 58

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

DAVISLEA LIMITED
EATON INFRASTRUCTURE CONSENTS LIMITED
EVENT NANNY SERVICE LTD
GLORYB2GOD LTD
HOUSE OF GLORE LTD

+5 more

Investment

Investment grade, yield and market outlook

44

Investment score

Moderate

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

Low gross yield (2.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score25/100
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 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

66.2

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,367m
Crossrail 2 route4,640m

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%
Price vs London+37.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
19
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)
5
Largest scheme
28 homes · 36 -58, 36 -58, Claude Road, 176 -198 & 200 - 222 Murchison Road, Leyton, E10 6ND
Pipeline pressure
NONE

Named schemes (500m)

Land at 275-279, Land at 275-279, Forest Road, Leytonstone, E11 6HD17 homes
completed
137, 137, NEWPORT ROAD, E10 6PQ11 homes
completed
101, 101, Hainault Road, Leytonstone, E11 1DX9 homes
completed
3, 3, Wallwood Road, Leytonstone, E11 1DF8 homes
completed
44, 44, Clarendon Road, Leytonstone, E11 1DA6 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£715,000)

£23,250

Standard buyer

£23,250

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.

Live in E11 1DL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E11 1DL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

What else could £715k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E11 1DL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E11 1DL

Full postcodeE11 1DL
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardLeytonstone
Latitude51.567999
Longitude-0.000738
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