Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57134, -0.00216

E11 1LA— Forest, Waltham Forest

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

The practical family move

 

Schools 100%Safety 78/100Transport 43/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
78
Schools
60
Transport
43
Environment
67
Investment
41

The bottom line

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

Less suited to Car-free commuters.

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Location

E11 1LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.5% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for E11 1LA

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E11 1LA 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 · 6 min walk

KS2: 107.7

—

Secondary

Norlington School and 6th Form

Not yet inspected · 6 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 · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

80.8 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+19% vs borough

Crime by type

Other33%
Violence & sexual offences25%
Anti-social behaviour16%
Drug offences8%
Vehicle crime7%
Burglary6%
Theft3%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.4km

Crime is +24% 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£3,939/m²
Price per ft²£366/ft²
Avg floor area86.8 m²

EPC breakdown

B
2%
C
21%
D
32%
E
12%
F
3%

Based on 70 properties · Confidence: high

Street mix

Semi 3%Terraced 58%Detached 3%Flat 34%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

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£217,000
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

+3.5%

Total change

+183%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.1%

per year

Acceleration

+28.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 61 sales

Property Type Mix

Total: 61 sales

Detached3.3%
Semi-detached3.3%
Terraced60.7%
Flat/maisonette32.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£115k£70k-39.1%2.8
Post-dot-com plateau2002–2004£115k£306k+166.3%2.3
Pre-crash peak2005–2007£431k£318k-26.3%1.7
GFC & correction2008–2012£250k£390k+56%2.2
Help-to-Buy recovery2013–2015£460k£230k-50%2
Brexit uncertainty2018–2019£770k£305k-60.4%3.5
Pandemic surge2020–2021£800k£775k-3.1%1.5
Rate-rise correction2022–2023£963k£325k-66.2%2.5
Current market2024–2025£282k£325k+15.1%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Weakest performer

Flat/maisonette

-1.8% alpha

Terraced-0.8% α
Local
8.2%
District
9%
Flat/maisonette-1.8% α
Local
3.6%
District
5.4%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Leyton Midland Road Rail StationSuffragette
6 min walk
Leyton Midland RoadNational Rail
6 min walk
Leytonstone Underground StationCentral
10 min walk
Leytonstone High Road Rail StationSuffragette
14 min walk
Leyton Underground StationCentral
21 min walk
No bus stops within 400m

22

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria53 min ↑
Waterloo56 min ↑
Canary Wharf45 min ≈
City ★44 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

10

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)10
Nearest car park88m
Santander docks (800m)0
Nearest cycle dock1.8 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: 7.5 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 37%
Less green space than 85% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.4 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

2 min walk

79%

Recommend GP

79%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 746 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

9

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Gravity Well Taproom (427 m)

Nearest supermarketMetro Food Centre · 2.1 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)

871m

Post office

Nearby shops

Sainsbury's Local476 m
Glade Food & Wine Ltd493 m
Wins521 m
Crumbs Bakery592 m

Nearby cafes

Red Tomato Sandwich Bar330 m
Sizzling Sausage372 m
Afters416 m
Brunch Cafe and Grill418 m

Nearby restaurants

Michael's Fish & Chip Bar250 m
Burnt392 m
Eral Bagels Smash Haus407 m
Kebabish Original417 m

Nearby pubs

Gravity Well Taproom427 m
Swirl E10497 m
Point Cocktails506 m
Leyton Calling515 m

Nearby gyms

Fit As Leyton384 m
Anytime Fitness446 m
Leyton Leisure Centre557 m
Leyton Gym643 m

Nearby health

Hampton Surgery662 m
Whipps Cross University Hospital746 m
Food hygiene (5-star)39% of 70

Business

Local businesses registered here

Active businesses
27
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
19
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

121E143LH LTD
20111 LTD
7EVEN ASSETS LIMITED
A COMMERCIAL LTD
AKRAM ESTATES LTD

+15 more

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

High

Demand

Low

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

47.9

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,644m
Crossrail 2 route4,383m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,922 nationally

2,449

Est. population

22,400/km²

60%

Employed

43%

Degree educated

£42,200

Median income

4.9%

Claimant rate

Inner cityVery high densityEstablished mixed

40

Community stability

Age profile

31%
21%
26%
Under 1831%
18–3421%
35–4926%
50–6413%
65+9%

Tenure

27%
22%
37%
Own outright27%
Own (mortgage)22%
Private rent37%
Social rent12%
Shared ownership2%

Ethnicity

21%
17%
44%
White British21%
White Other17%
Asian44%
Black10%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine15%
No car household42%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent37%
Social rent12%

vs. London

Income vs London+0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Planning apps (3 years)
15
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)
5
Largest scheme
71 homes · Whitehouse Estate, 38-42, 44-58 & 60-64, Whitehouse Estate, 38-42, 44-58 & 60-64, Leyton Green Road, Leyton, E10 6DG
Pipeline pressure
NONE

Named schemes (500m)

Land at 275-279, Land at 275-279, Forest Road, Leytonstone, E11 6HD17 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
90, 90, Hainault Road, Leytonstone, E11 1EH5 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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Key facts for E11 1LA

Full postcodeE11 1LA
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.571341
Longitude-0.002164
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