Leytonstone · Waltham Forest · Leyton and Wanstead constituency · 51.57294, 0.01030

E11 1LP— Leytonstone, Waltham Forest

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

The practical family move

 

Schools 100%Safety 76/100Transport 46/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
76
Schools
60
Transport
46
Environment
72
Investment
42

The bottom line

E11 1LP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E11 1LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.5% vs London avg
vs London crime+42.0% vs London avg

Deep-dive guides for E11 1LP

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

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Postcode Personality

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“The practical family move”

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How E11 1LP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

George Tomlinson Primary School

Not yet inspected · 9 min walk

KS2: 106.4

—

Secondary

Leytonstone School

Not yet inspected · 5 min walk

P8: -0.14A8: 51.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 18 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

92.1 incidents per 1,000 residents

Higher crime than 69% of London
→ Stable

+36% vs borough

Crime by type

Other30%
Anti-social behaviour22%
Violence & sexual offences21%
Vehicle crime8%
Theft6%
Robbery6%
Burglary6%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.4km

Crime is +42% above London average

Property

1 May

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£43,539/m²
Price per ft²£4,045/ft²
Avg floor area78.1 m²

EPC breakdown

C
7%
D
39%
E
14%
F
1%
G
1%

Based on 62 properties · Confidence: high

Street mix

Semi 16%Terraced 13%Detached 3%Flat 63%Other 5%

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£195,250
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+8.2%

Total change

+738%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.3%

per year

Acceleration

+6.38

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 35 sales

Property Type Mix

Total: 35 sales

Detached2.9%
Semi-detached17.1%
Terraced14.3%
Flat/maisonette65.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£162k+169.2%2.4
Post-dot-com plateau2001–2004£240k£275k+14.6%2
Pre-crash peak2006–2006£198k£198k+0%1
GFC & correction2008–2010£353k£230k-34.8%1
Help-to-Buy recovery2013–2016£240k£486k+102.3%1.3
Brexit uncertainty2017–2018£415k£474k+14.1%1.5
Pandemic surge2021–2021£523k£523k+0%2
Rate-rise correction2022–2023£496k£503k+1.3%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.9% alpha

Flat/maisonette+1.9% α
Local
9.6%
District
7.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Leytonstone Underground StationCentral
7 min walk
Leytonstone High Road Rail StationSuffragette
13 min walk
Leytonstone High RoadNational Rail
13 min walk
Snaresbrook Underground StationCentral
14 min walk
Wanstead Underground StationCentral
16 min walk
No bus stops within 400m

33

Walkability score

130

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria57 min ↑
Waterloo56 min ↑
Canary Wharf44 min ↓
City ★43 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

13

Car parks (800m)

8

EV chargers (800m)

Nearest car park294m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Tesco car park· no
294m
🅿️
McDonald's car park· no
335m
🅿️
Iceland· yes
645m

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: 8.3 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.2 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

DR MOHAMMED GREEN MAN MEDICAL CENTRE

1 HANBURY DRIVE, LEYTONSTONE, E11 1GA

5 min walk

85%

Recommend GP

85%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

7

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 766 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 13.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

199

Parks (1km)

29

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Walnut Tree (378 m)

Nearest supermarketMetro Food Centre · 2.2 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)

524m

Post office

Nearby shops

Millenium News111 m
Chisholm Express116 m
1 Stop Halal at Tesco291 m
My Mini-Mix407 m

Nearby cafes

Costa276 m
Garden of Desserts412 m
No. 23472 m
FORNO497 m

Nearby restaurants

McDonald's375 m
Almasara375 m
Star of India375 m
Alo Sushi384 m

Nearby pubs

The Walnut Tree378 m
O'Neill's433 m
The Old Crown451 m
The North Star496 m

Nearby gyms

The 1 on 1 Fitness Studio422 m
Salisbury Club472 m
PureGym620 m
Fitness Hub East London683 m

Nearby pharmacies

Tesco Pharmacy293 m

Nearby health

Wongs Dental Surgery399 m
Eyespy Eye and Dental Care408 m
Whipps Cross University Hospital766 m
Food hygiene (5-star)50% of 100

Business

Local businesses registered here

Active businesses
42
New (last 12 months)
7
Dissolved (last 12 months)
0
Industry diversity
17
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

16 SNC LTD
51 POPPLETON ROAD LIMITED
55 BULWER ROAD (FREEHOLD) LIMITED
55 BULWER ROAD RTM COMPANY LIMITED
A&P REAL ESTATE LIMITED

+15 more

Investment

Investment grade, yield and market outlook

42

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

44.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,220m
Crossrail 2 route5,117m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,808 nationally

1,531

Est. population

7,624/km²

64%

Employed

49%

Degree educated

£46,000

Median income

7.9%

Claimant rate

Inner cityHigh densityEstablished mixed

44

Community stability

Age profile

21%
25%
25%
17%
Under 1821%
18–3425%
35–4925%
50–6417%
65+12%

Tenure

25%
28%
29%
18%
Own outright25%
Own (mortgage)28%
Private rent29%
Social rent18%
Shared ownership1%

Ethnicity

30%
19%
30%
White British30%
White Other19%
Asian30%
Black11%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine16%
No car household44%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent29%
Social rent18%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
10
Borough approval rate
82%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
25
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)

Car Park Rear of 829-837, Car Park Rear of 829-837, High Road, Leytonstone, E1153 homes
completed
130 homes
completed
686 - 690 High Road Leytonstone,, 686 - 690, HIGH ROAD LEYTONSTONE12 homes
completed
Kirkdale House, 7, Kirkdale House, 7, Kirkdale Road, E11 1HP9 homes
completed
St Andrews Hall Site, 129, St Andrews Hall Site, 129, Poppleton Road, Leytonstone, E119 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 1LP

Full postcodeE11 1LP
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardLeytonstone
Latitude51.572936
Longitude0.010302
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