Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56829, -0.00761

E11 1ED— Grove Green, Waltham Forest

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

Strong, well-rated schools nearby

 

Top 13% LondonSchools 100%Safety 87/100Transport 45/100Yield 3.95%

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
72
Safety
87
Schools
60
Transport
45
Environment
69
Investment
52

The bottom line

E11 1ED offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £440,000 median — a strong choice for Families.

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Location

E11 1ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-15.4% vs London avg
vs London income+5.2% vs London avg
vs London crime-59.0% vs London avg

Deep-dive guides for E11 1ED

🛡️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 1ED 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 · 4 min walk

KS2: 105.0

—

Secondary

Norlington School and 6th Form

Not yet inspected · 5 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

7 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Leyton Fire Station · 857m

Crime is 59% below London average

Property

2 Jul

Prices, sales volume and market trends

£440,000

Median sale price

15% below London median

£440,000 is 15% below the London median (£520,000)

-2.2%

This year

Flat

Dominant type

Price history

5-year change
+9.5%
Sales (24 months)10
New build0.0%
Avg flat£440,000
Price per m²£5,875/m²
Price per ft²£546/ft²
Avg floor area75.3 m²

EPC breakdown

B
52%
C
5%
D
1%

Based on 58 properties · Confidence: high

Street mix

Semi 1%Terraced 7%Detached 1%Flat 89%Other 2%

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£9,500
First-time buyerFTB
£750
Additional propertyBTL/2nd
£22,700

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

10.0×

Price-to-income

£2,201/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£188,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2014
WallsAverage thermal transmittance 0.2 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,714
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+5.6%

Total change

+363%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.2%

per year

Acceleration

-10.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £300k–£350k · 85 sales

Property Type Mix

Total: 85 sales

Detached1.2%
Semi-detached1.2%
Terraced7.1%
Flat/maisonette90.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£95k£146k+53.7%1
Post-dot-com plateau2001–2001£165k£165k+0%1
Pre-crash peak2006–2006£188k£188k+0%2
GFC & correction2008–2008£498k£498k+0%1
Help-to-Buy recovery2015–2016£350k£374k+6.8%22
Brexit uncertainty2017–2019£415k£420k+1.2%3.3
Pandemic surge2020–2021£378k£402k+6.5%3.5
Rate-rise correction2022–2023£420k£435k+3.6%3
Current market2024–2026£415k£440k+6%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
4.7%
District
4%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing2
Trend Position75

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
15.3 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
14 min walk
Leytonstone High Road Rail StationSuffragette
15 min walk
Leyton Underground StationCentral
16 min walk
No bus stops within 400m

39

Walkability score

86

Footpaths (500m)

0

Santander docks (800m)

1.4 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

21

Car parks (800m)

8

EV chargers (800m)

Nearest car park441m
Santander docks (800m)0
Nearest cycle dock1.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

65%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed360 Mbps
Median download369 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.0 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.0 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

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

23

Restaurants (800m)

15

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

3

Convenience

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

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

716m

Post office

Nearby shops

Sainsbury's Local107 m
Wins271 m
Crumbs Bakery363 m
Deren Supermarket425 m

Nearby cafes

Bread & Oregano94 m
Sizzling Sausage144 m
Tony's Cafe153 m
Red Tomato Sandwich Bar193 m

Nearby restaurants

Mauritius Delight80 m
Temisan's Kitchen123 m
Slice 'n' Dough140 m
Burnt144 m

Nearby pubs

Gravity Well Taproom159 m
Swirl E10240 m
Point Cocktails251 m
Leyton Calling263 m

Nearby gyms

Fit As Leyton141 m
Anytime Fitness286 m
Pause439 m
Leyton Leisure Centre584 m

Nearby pharmacies

Leyton Orient Pharmacy1.0 km

Nearby health

Hampton Surgery701 m
Key 2 Smile871 m
Leyton Healthcare1.0 km
Food hygiene (5-star)40% of 135

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

AALIGN LTD.
ORLI HEALTH LTD
PLUSHPORT EGGS LTD
PLUSHPORT LTD
PLUSHPORT PROPERTY GROUP LTD

+6 more

Investment

Investment grade, yield and market outlook

52

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

75.1

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,164m
Crossrail 2 route4,212m

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%
Price vs London-15.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
14
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)
8
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£440,000)

£9,500

Standard buyer

£750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

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

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Key facts for E11 1ED

Full postcodeE11 1ED
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.568286
Longitude-0.007608
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