Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56884, -0.00605

E11 1EB— Grove Green, Waltham Forest

Location and area intelligence for E11 1EB, Grove Green, Waltham Forest

Strong, well-rated schools nearby

 

Top 13% LondonSchools 100%Safety 87/100Transport 45/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
72
Safety
87
Schools
60
Transport
45
Environment
69
Investment
38

The bottom line

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

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Location

E11 1EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+5.2% vs London avg
vs London crime-59.0% vs London avg

Deep-dive guides for E11 1EB

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

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Postcode Personality

🎓 School Smart🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

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How E11 1EB 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 · 6 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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

26.6 incidents per 1,000 residents

Better than 81% of London
→ Stable

-61% vs borough

Crime by type

Anti-social behaviour32%
Other25%
Violence & sexual offences16%
Burglary9%
Theft7%
Vehicle crime5%
Robbery4%
Drug offences2%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 979m

Crime is 59% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,763/m²
Price per ft²£628/ft²
Avg floor area62.8 m²

EPC breakdown

C
8%
D
7%
E
1%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Terraced 14%Flat 76%Other 10%

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£157,000
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2025 · CAGR

+6.3%

Total change

+364%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.4%

per year

Acceleration

-48.64

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 18 sales

Property Type Mix

Total: 18 sales

Terraced16.7%
Flat/maisonette83.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£86k£86k+0%2
Post-dot-com plateau2003–2004£129k£180k+39.7%1.5
Pre-crash peak2005–2006£195k£145k-25.6%2
Help-to-Buy recovery2013–2016£241k£465k+92.9%1.2
Brexit uncertainty2019–2019£376k£376k+0%1
Current market2024–2025£490k£400k-18.4%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
6.7%
District
8.3%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

37

Walkability score

68

Footpaths (500m)

0

Santander docks (800m)

1.5 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

17

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)10
Nearest car park341m
Santander docks (800m)0
Nearest cycle dock1.5 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 waterLOW
Low
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: 7.1 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.1 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

SMA MEDICAL PRACTICE

693 HIGH ROAD LEYTON, LEYTON, E10 6RA

4 min walk

67%

Recommend GP

67%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

18

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

2

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 1.1 km
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

807m

Post office

Nearby shops

Sainsbury's Local148 m
Wins298 m
Crumbs Bakery397 m
Deren Supermarket483 m

Nearby cafes

Sizzling Sausage23 m
Red Tomato Sandwich Bar71 m
Tony's Cafe186 m
Perky Blenders186 m

Nearby restaurants

Burnt102 m
Eral Bagels Smash Haus126 m
Temisan's Kitchen148 m
Mauritius Delight182 m

Nearby pubs

Gravity Well Taproom152 m
Swirl E10263 m
Point Cocktails275 m
Leyton Calling289 m

Nearby gyms

Fit As Leyton86 m
Anytime Fitness277 m
Pause494 m
Leyton Leisure Centre561 m

Nearby health

Hampton Surgery631 m
Key 2 Smile866 m
Food hygiene (5-star)40% of 109

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

BILLS MOTORS LTD
CARPETIX LTD
KASPARSECURITY07 LIMITED
MFA MOTORS LTD

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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

Medium

Demand

Medium

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

65.2

Price growth score

B
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,270m
Crossrail 2 route4,273m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,746 nationally

2,105

Est. population

22,022/km²

73%

Employed

54%

Degree educated

£44,200

Median income

4.3%

Claimant rate

SuburbanVery high densityEstablished mixed

40

Community stability

Age profile

22%
30%
28%
14%
Under 1822%
18–3430%
35–4928%
50–6414%
65+6%

Tenure

14%
38%
37%
Own outright14%
Own (mortgage)38%
Private rent37%
Social rent9%
Shared ownership2%

Ethnicity

30%
26%
18%
15%
White British30%
White Other26%
Asian18%
Black15%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine15%
No car household50%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent37%
Social rent9%

vs. London

Income vs London+5.2%

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
Olympic Legacy
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
211 homes · Phase 2 & 3, Beaumont Road Estate, Phase 2 & 3, 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
Police Station, 215, Police Station, 215, Francis Road, Leyton, E10 6NJ20 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
18.9%
Ward turnout
30%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Khevyn LimbajeeLabour
Anna MbachuLabour
Uzma RasoolLabour

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Key facts for E11 1EB

Full postcodeE11 1EB
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.568835
Longitude-0.006055
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