Forest · Waltham Forest · Leyton and Wanstead constituency · 51.56920, -0.00487

E11 1EA— Forest, Waltham Forest

Location and area intelligence for E11 1EA, Forest, Waltham Forest

The practical family move

 

Top 13% LondonSchools 100%Safety 78/100Transport 49/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
78
Schools
60
Transport
49
Environment
69
Investment
41

The bottom line

E11 1EA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E11 1EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.5% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for E11 1EA

🛡️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 1EA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Dawlish Primary School

Not yet inspected · 7 min walk

KS2: 105.0

—

Secondary

Norlington School and 6th Form

Not yet inspected · 4 min walk

P8: +0.35A8: 52.9

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 23 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

80.8 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+19% vs borough

Crime by type

Other33%
Violence & sexual offences25%
Anti-social behaviour16%
Drug offences8%
Vehicle crime7%
Burglary6%
Theft3%
Robbery2%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.1km

Crime is +24% above 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£5,000/m²
Price per ft²£465/ft²
Avg floor area56.5 m²

EPC breakdown

B
1%
C
16%
D
17%
F
2%
G
1%

Based on 37 properties · Confidence: high

Street mix

Terraced 11%Flat 89%

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£141,250
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

2000–2026 · CAGR

+6.2%

Total change

+378%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.3%

per year

Acceleration

-17.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 23 sales

Property Type Mix

Total: 23 sales

Terraced8.7%
Flat/maisonette91.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£54k£54k+0%3
Post-dot-com plateau2001–2004£67k£119k+77.6%1.5
Pre-crash peak2005–2007£160k£149k-6.9%1.3
Help-to-Buy recovery2013–2016£284k£200k-29.5%1.7
Brexit uncertainty2017–2017£240k£240k+0%1
Pandemic surge2021–2021£288k£288k+0%2
Current market2025–2026£300k£260k-13.3%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Flat/maisonette+1.2% α
Local
8.3%
District
7.1%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Leyton Underground StationCentral line
16.3 min walk
Leyton Midland Road

Nearby stations

Leyton Midland Road Rail StationSuffragette
3 min walk
Leyton Midland RoadNational Rail
3 min walk
Leytonstone Underground StationCentral
11 min walk
Leytonstone High Road Rail StationSuffragette
14 min walk
Leyton Underground StationCentral
18 min walk
No bus stops within 400m

34

Walkability score

64

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

16

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)10
Nearest car park251m
Santander docks (800m)0
Nearest cycle dock1.6 km

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: 7.2 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.2 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 LYNDHURST SURGERY

53 LYNDHURST DRIVE, LEYTON, E10 6JB

4 min walk

79%

Recommend GP

79%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

18

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

2

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 1.2 km
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

876m

Post office

Nearby shops

Sainsbury's Local224 m
Wins350 m
Crumbs Bakery446 m
Deren Supermarket537 m

Nearby cafes

Red Tomato Sandwich Bar27 m
Sizzling Sausage72 m
Perky Blenders232 m
Tony's Cafe253 m

Nearby restaurants

Michael's Fish & Chip Bar96 m
Burnt153 m
Eral Bagels Smash Haus179 m
Temisan's Kitchen219 m

Nearby pubs

Gravity Well Taproom207 m
Swirl E10316 m
Point Cocktails328 m
Leyton Calling341 m

Nearby gyms

Fit As Leyton137 m
Anytime Fitness310 m
Pause546 m
Leyton Leisure Centre567 m

Nearby health

Hampton Surgery587 m
Key 2 Smile879 m
Whipps Cross University Hospital1.0 km
Food hygiene (5-star)41% of 95

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

AEON-Y LTD
BUKOV DECORATING LTD
ELOVISA LONDON CLEANING LTD
REF CON CONSTRUCTION LTD
SUREVENDOR LTD

+1 more

Investment

Investment grade, yield and market outlook

41

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

High

Demand

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

60.5

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,345m
Crossrail 2 route4,325m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,922 nationally

2,449

Est. population

22,400/km²

60%

Employed

43%

Degree educated

£42,200

Median income

4.9%

Claimant rate

Inner cityVery high densityEstablished mixed

40

Community stability

Age profile

31%
21%
26%
Under 1831%
18–3421%
35–4926%
50–6413%
65+9%

Tenure

27%
22%
37%
Own outright27%
Own (mortgage)22%
Private rent37%
Social rent12%
Shared ownership2%

Ethnicity

21%
17%
44%
White British21%
White Other17%
Asian44%
Black10%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine15%
No car household42%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent37%
Social rent12%

vs. London

Income vs London+0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
5
Largest scheme
117 homes · Phase 4, Beaumont Road Estate, Phase 4, Beaumont Road Estate, Beaumont Road, Leyton, E10
Pipeline pressure
NONE

Named schemes (500m)

Hainault Triangle sites A & B, 606 - 638, Hainault Triangle sites A & B, 606 - 638, High Road, 15 - 25 Hainault Road, Leyton, E1062 homes
completed
Hainault Triangle sites C & E, 590 - 604, Hainault Triangle sites C & E, 590 - 604, High Road Leyton, 1 Hainault Road, Leytonstone, E11 1ED50 homes
completed
640, 640, High Road, Leyton, E10 6RN36 homes
completed
36 -58, 36 -58, Claude Road, 176 -198 & 200 - 222 Murchison Road, Leyton, E10 6ND28 homes
completed
Land at 275-279, Land at 275-279, Forest Road, Leytonstone, E11 6HD17 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.9%
Ward turnout
30%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Marsela BerberiLabour
Zafran MalikLabour
Kastriot BerberiLabour

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Key facts for E11 1EA

Full postcodeE11 1EA
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.569202
Longitude-0.004870
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