Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57437, 0.00628

E11 1ES— Forest, Waltham Forest

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

The family fortress

 

Schools 100%Safety 78/100Transport 36/100Low yield 3.26%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
63
Safety
78
Schools
60
Transport
36
Environment
77
Investment
41

The bottom line

E11 1ES offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £533,750 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E11 1ES

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+2.6% vs London avg
vs London income+9.5% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for E11 1ES

🛡️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🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

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How E11 1ES has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Gwyn Jones Primary School

Not yet inspected · 3 min walk

KS2: 108.4

—

Secondary

Leytonstone School

Not yet inspected · 2 min walk

P8: -0.14A8: 51.3

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 21 min walk

4 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

82.1 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

+21% vs borough

Crime by type

Anti-social behaviour26%
Violence & sexual offences26%
Other23%
Vehicle crime8%
Burglary6%
Drug offences5%
Theft4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.5km

Crime is +26% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£533,750

Median sale price

Above London median by 3%

£533,750 is 3% above the London median (£520,000)

+38.7%

This year

Flat

Dominant type

Price history

5-year change
+25.6%
Sales (24 months)6
New build0.0%
Avg terraced£827,500
Avg flat£533,750
Price per m²£6,178/m²
Price per ft²£574/ft²
Avg floor area88 m²

EPC breakdown

B
1%
C
7%
D
19%
E
4%

Based on 31 properties · Confidence: high

Street mix

Semi 2%Terraced 31%Detached 10%Flat 55%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£14,188
First-time buyerFTB
£5,438
Additional propertyBTL/2nd
£30,200

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

11.6×

Price-to-income

£2,670/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£220,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7%

Total change

+661%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.5%

per year

Acceleration

-19.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 41 sales

Property Type Mix

Total: 41 sales

Detached9.8%
Semi-detached2.4%
Terraced31.7%
Flat/maisonette56.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£70k£69k-1.8%1.7
Post-dot-com plateau2001–2004£126k£260k+106.4%1.7
Pre-crash peak2005–2007£191k£250k+30.9%3
GFC & correction2010–2012£250k£840k+236%1
Help-to-Buy recovery2013–2016£246k£381k+54.7%2
Brexit uncertainty2017–2017£430k£430k+0%3
Pandemic surge2020–2021£490k£425k-13.2%2
Rate-rise correction2022–2023£476k£549k+15.3%1.5
Current market2024–2025£597k£534k-10.5%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Weakest performer

Terraced

-0.7% alpha

Flat/maisonette+0.8% α
Local
4.3%
District
3.5%
Terraced-0.7% α
Local
5.2%
District
5.9%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing13
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Leytonstone Underground StationCentral line
8.2 min walk
Leytonstone High Road

Nearby stations

Leytonstone Underground StationCentral
9 min walk
Leyton Midland Road Rail StationSuffragette
14 min walk
Leytonstone High Road Rail StationSuffragette
15 min walk
Leytonstone High RoadNational Rail
15 min walk
Snaresbrook Underground StationCentral
16 min walk
No bus stops within 400m

22

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

2.2 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria60 min ↑
Waterloo53 min ↑
Canary Wharf45 min ≈
City ★41 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

14

Car parks (800m)

9

EV chargers (800m)

Nearest car park218m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
The Boat House Car Park· yes
570m
🅿️
Tesco car park· no
609m
🅿️
McDonald's car park· no
643m

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 waterMEDIUM
Medium
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: 8.2 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 37%
More green space than 90% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.0 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

THE ALLUM MEDICAL CENTRE

FAIRLOP ROAD, LEYTONSTONE, E11 1BN

7 min walk

64%

Recommend GP

64%

Overall GP experience

8

GPs within 1km

2

Dentists within 1km

7

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 457 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

7

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Walnut Tree (668 m)

Nearest supermarketMetro Food Centre · 1.9 km
1 swimming pools1 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)

705m

Post office

Nearby shops

Chisholm Express208 m
Millenium News212 m
Glade Food & Wine Ltd259 m
1 Stop Halal at Tesco612 m

Nearby cafes

The Log Cabin464 m
The Lakeside Diner470 m
Fonta Nella522 m
Boat House Kiosk584 m

Nearby restaurants

Eatwell Restaurant520 m
The Hungry Cow654 m
The Olive672 m
McDonald's679 m

Nearby pubs

The Walnut Tree668 m
The Old Crown722 m
O'Neill's753 m
The Red Lion794 m

Nearby gyms

The 1 on 1 Fitness Studio733 m
Salisbury Club752 m
PureGym850 m
Fitness Hub East London885 m

Nearby pharmacies

Tesco Pharmacy614 m

Nearby health

Whipps Cross University Hospital457 m
Wongs Dental Surgery677 m
Eyespy Eye and Dental Care723 m
Hampton Surgery992 m
Food hygiene (5-star)61% of 56

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ACMHSERVICES LTD
CARECHOOSER LIMITED
IGDUMI LTD
MBS WELLBEING COMMUNITY INTEREST COMPANY

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
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

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

17/100

Velocity score

Future outlook

61.3

Price growth score

C
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,223m
Crossrail 2 route4,801m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,575 nationally

1,608

Est. population

14,089/km²

68%

Employed

55%

Degree educated

£46,000

Median income

4.9%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

22%
23%
28%
17%
Under 1822%
18–3423%
35–4928%
50–6417%
65+11%

Tenure

19%
37%
30%
14%
Own outright19%
Own (mortgage)37%
Private rent30%
Social rent14%

Ethnicity

44%
19%
13%
White British44%
White Other19%
Asian12%
Black13%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine13%
No car household41%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent30%
Social rent14%

vs. London

Income vs London+9.5%
Price vs London+2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Planning apps (3 years)
9
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
53 homes · Car Park Rear of 829-837, Car Park Rear of 829-837, High Road, Leytonstone, E11
Pipeline pressure
NONE

Named schemes (500m)

14 - 16, 14 - 16, Queens Road, Leytonstone, E11 1BB16 homes
completed
St Andrews Hall Site, 129, St Andrews Hall Site, 129, Poppleton Road, Leytonstone, E119 homes
completed
109, FOREST ROAD8 homes
completed
Queens Lodge, 13, Queens Lodge, 13, Queens Road, Leytonstone, E11 1BA5 homes
completed
79, 79, Wallwood Road, Leytonstone, E11 1AY5 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£533,750)

£14,188

Standard buyer

£5,438

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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Compare Waltham Forest with nearby boroughs:

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Key facts for E11 1ES

Full postcodeE11 1ES
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.574371
Longitude0.006281
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