Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57232, 0.00193

E11 1EY— Forest, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 37/100Low yield 3.13%

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
58
Safety
78
Schools
60
Transport
37
Environment
69
Investment
44

The bottom line

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

Less suited to Car-free commuters.

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Location

E11 1EY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E11 1EY

🛡️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

“Strong, well-rated schools nearby”

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How E11 1EY 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 · 2 min walk

KS2: 108.4

—

Secondary

Leytonstone School

Not yet inspected · 6 min walk

P8: -0.14A8: 51.3

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 19 min walk

3 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.4km

Crime is +26% above London average

Property

Prices, sales volume and market trends

Avg floor area59.9 m²

EPC breakdown

C
12%
D
12%
E
2%

Based on 26 properties · Confidence: medium

Street mix

Flat 100%

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

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£149,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+7.7%

Total change

+497%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.2%

per year

Acceleration

-8.32

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £50k–£75k · 23 sales

Property Type Mix

Total: 23 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£57k£86k+51.3%2.3
Post-dot-com plateau2002–2004£140k£156k+11.4%1.7
Pre-crash peak2005–2007£150k£212k+41.3%1.3
GFC & correction2008–2008£224k£224k+0%1
Help-to-Buy recovery2013–2013£202k£202k+0%2
Brexit uncertainty2019–2019£325k£325k+0%1
Pandemic surge2021–2021£345k£345k+0%1
Rate-rise correction2022–2022£338k£338k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
7.9%
District
7.7%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

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 Velocity75
Seasonal Timing0
Trend Position75

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
7.5 min walk
Leyton Midland Road

Nearby stations

Leytonstone Underground StationCentral
8 min walk
Leyton Midland Road Rail StationSuffragette
9 min walk
Leyton Midland RoadNational Rail
9 min walk
Leytonstone High Road Rail StationSuffragette
13 min walk
Wood Street Rail StationWeaver
20 min walk
No bus stops within 400m

13

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

2.0 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)

13

EV chargers (800m)

Total spaces (800m)10
Nearest car park335m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Iceland· yes
779m
🅿️
Tesco car park· no
798m

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: 7.8 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 43%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.7 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

4 min walk

64%

Recommend GP

64%

Overall GP experience

9

GPs within 1km

1

Dentists within 1km

5

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 578 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Heathcote & Star (725 m)

Nearest supermarketMetro Food Centre · 2.0 km

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)

670m

Post office

Nearby shops

Glade Food & Wine Ltd263 m
Chisholm Express510 m
Millenium News511 m
Garlands Express655 m

Nearby cafes

Red Tomato Sandwich Bar610 m
Le Parisien629 m
Perky Blenders632 m
No. 23650 m

Nearby restaurants

Michael's Fish & Chip Bar509 m
Filly Brook629 m
The Hungry Cow647 m
The Olive654 m

Nearby pubs

Heathcote & Star725 m
Gravity Well Taproom731 m
The Walnut Tree792 m
The Old Crown805 m

Nearby gyms

Fit As Leyton685 m
Anytime Fitness746 m
Fitness Hub East London839 m
PureGym849 m

Nearby health

Whipps Cross University Hospital578 m
Hampton Surgery713 m
Wongs Dental Surgery780 m
Food hygiene (5-star)66% of 35

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

GDS SOLUTIONS LTD
JOY'S BABYSITTING LTD

Investment

Investment grade, yield and market outlook

44

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

31.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,878m
Crossrail 2 route4,599m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Planning apps (3 years)
10
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)
4
Largest scheme
17 homes · Land at 275-279, Land at 275-279, Forest Road, Leytonstone, E11 6HD
Pipeline pressure
NONE

Named schemes (500m)

Land at 275-279, Land at 275-279, Forest Road, Leytonstone, E11 6HD17 homes
completed
14 - 16, 14 - 16, Queens Road, Leytonstone, E11 1BB16 homes
completed
3, 3, Wallwood Road, Leytonstone, E11 1DF8 homes
completed
109, FOREST ROAD8 homes
completed
44, 44, Clarendon Road, Leytonstone, E11 1DA6 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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Compare Waltham Forest with nearby boroughs:

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Key facts for E11 1EY

Full postcodeE11 1EY
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.572324
Longitude0.001934
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