Leytonstone · Waltham Forest · Leyton and Wanstead constituency · 51.56954, -0.00250

E11 1EQ— Leytonstone, Waltham Forest

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 56/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
77
Schools
60
Transport
56
Environment
69
Investment
46

The bottom line

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

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Location

E11 1EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E11 1EQ

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E11 1EQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Barclay Primary School

Not yet inspected · 9 min walk

KS2: 107.7

—

Secondary

Norlington School and 6th Form

Not yet inspected · 3 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 · 18 min walk

6 primaries · 3 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.3km

Crime is +35% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,770/m²
Price per ft²£722/ft²
Avg floor area67.8 m²

EPC breakdown

C
5%
D
13%
E
4%

Based on 22 properties · Confidence: medium

Street mix

Semi 18%Terraced 41%Flat 41%

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£169,500
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

1998–2025 · CAGR

+6.3%

Total change

+419%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.1%

per year

Acceleration

+17.17

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £450k–£500k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached17.6%
Terraced41.2%
Flat/maisonette41.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£104k£104k+0%1
Post-dot-com plateau2001–2003£100k£395k+295%1
Pre-crash peak2005–2007£228k£500k+119.3%1.5
GFC & correction2010–2010£359k£359k+0%2
Help-to-Buy recovery2015–2015£353k£353k+0%2
Brexit uncertainty2019–2019£450k£450k+0%3
Pandemic surge2021–2021£539k£539k+0%2
Rate-rise correction2022–2022£495k£495k+0%1
Current market2025–2025£540k£540k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

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
9.1 min walk
Leyton Midland Road

Nearby stations

Leyton Midland Road Rail StationSuffragette
5 min walk
Leyton Midland RoadNational Rail
5 min walk
Leytonstone Underground StationCentral
9 min walk
Leytonstone High Road Rail StationSuffragette
13 min walk
Leyton Underground StationCentral
18 min walk
No bus stops within 400m

28

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

1.7 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)

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Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)10
Nearest car park119m
Santander docks (800m)0
Nearest cycle dock1.7 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: 7.4 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 40%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.3 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

6

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 942 m
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

43

Parks (1km)

16

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Gravity Well Taproom (364 m)

Nearest supermarketNadeem Halal Meat & Grocery · 1.4 km
4 tennis courts1 sports halls

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)

988m

Post office

Nearby shops

Sainsbury's Local390 m
Garlands Express496 m
Wins497 m
Crumbs Bakery588 m

Nearby cafes

Red Tomato Sandwich Bar188 m
Sizzling Sausage237 m
Perky Blenders382 m
Tony's Cafe414 m

Nearby restaurants

Michael's Fish & Chip Bar76 m
Burnt313 m
Eral Bagels Smash Haus337 m
Temisan's Kitchen383 m

Nearby pubs

Gravity Well Taproom364 m
Swirl E10465 m
Point Cocktails476 m
Leyton Calling488 m

Nearby gyms

Fit As Leyton298 m
Anytime Fitness441 m
Pause635 m
Leyton Leisure Centre647 m

Nearby health

Hampton Surgery499 m
Whipps Cross University Hospital942 m
Food hygiene (5-star)46% of 102

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

7SKIES LOCKSMITHS LTD
GAREV LTD
GREEN HAT SECURITY LIMITED
HIDAYAH HOMESCHOOLING LIMITED
IDS CLEANING CONTRACTORS LIMITED

Investment

Investment grade, yield and market outlook

46

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 months0

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

4/100

Velocity score

Future outlook

58.9

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,458m
Crossrail 2 route4,451m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
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)
6
Largest scheme
62 homes · Hainault Triangle sites A & B, 606 - 638, Hainault Triangle sites A & B, 606 - 638, High Road, 15 - 25 Hainault Road, Leyton, E10
Pipeline pressure
NONE

Named schemes (500m)

Land at 275-279, Land at 275-279, Forest Road, Leytonstone, E11 6HD17 homes
completed
LAND ADJACENT, 48, LAND ADJACENT, 48, BELGRAVE ROAD, E1012 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

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Key facts for E11 1EQ

Full postcodeE11 1EQ
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardLeytonstone
Latitude51.569539
Longitude-0.002503
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