Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57623, 0.00925

E11 1LU— Forest, Waltham Forest

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

The family fortress

 

Schools 100%Safety 78/100Transport 34/100Low yield 3.13%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
58
Safety
78
Schools
60
Transport
34
Environment
77
Investment
44

The bottom line

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

Less suited to Car-free commuters.

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Location

E11 1LU

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 1LU

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E11 1LU 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 · 7 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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 23 min walk

3 primaries · 1 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

96

Road safety score

4

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.7km

Crime is +26% above London average

Property

Prices, sales volume and market trends

Avg floor area79.3 m²

EPC breakdown

C
5%
D
16%
E
19%
F
1%

Based on 41 properties · Confidence: high

Street mix

Semi 46%Terraced 25%Flat 29%

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£198,250
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+6.4%

Total change

+436%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.3%

per year

Acceleration

+46.63

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached45.8%
Terraced25%
Flat/maisonette29.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£110k£205k+86.7%1.8
Post-dot-com plateau2003–2003£198k£198k+0%3
Pre-crash peak2006–2006£428k£428k+0%2
GFC & correction2008–2011£275k£500k+81.7%1.5
Help-to-Buy recovery2015–2016£600k£805k+34.2%2
Brexit uncertainty2017–2019£865k£930k+7.5%1
Rate-rise correction2022–2023£555k£590k+6.3%1

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Leytonstone Underground StationCentral line
10.6 min walk
Leytonstone High Road

Nearby stations

Leytonstone Underground StationCentral
11 min walk
Snaresbrook Underground StationCentral
12 min walk
Wanstead Underground StationCentral
17 min walk
Leyton Midland Road Rail StationSuffragette
18 min walk
Wood Street Rail StationWeaver
18 min walk
No bus stops within 400m

18

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

2.5 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

16

Car parks (800m)

7

EV chargers (800m)

Nearest car park189m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
The Boat House Car Park· yes
450m
🅿️
Tesco car park· no
641m
🅿️
McDonald's car park· no
691m

Connectivity

Broadband and mobile coverage

100%

Full fibre

56%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed324 Mbps
Median download333 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: 8.5 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 40%
More green space than 90% of London

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

URGENT CARE CENTRE (NELFT)

WHIPPS CROSS HOSPITAL, WHIPPS CROSS ROAD, E11 1NR

7 min walk

7

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 520 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

99

Parks (1km)

0

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Walnut Tree (746 m)

No restaurants within 800m — nearest: Eatwell Restaurant (547 m)

Nearest supermarketMetro Food Centre · 1.8 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)

883m

Post office

Nearby shops

Chisholm Express293 m
Millenium News298 m
Glade Food & Wine Ltd495 m
1 Stop Halal at Tesco614 m

Nearby cafes

The Log Cabin180 m
The Lakeside Diner202 m
Boat House Kiosk469 m
Fonta Nella542 m

Nearby restaurants

Eatwell Restaurant547 m
042710 m
Almasara720 m
Star of India722 m

Nearby pubs

The Walnut Tree746 m
O'Neill's756 m
The Old Crown823 m
The North Star830 m

Nearby gyms

The 1 on 1 Fitness Studio768 m
Salisbury Club841 m
PureGym993 m
Fitness Hub East London1.1 km

Nearby pharmacies

Tesco Pharmacy620 m

Nearby health

Whipps Cross University Hospital520 m
Eyespy Eye and Dental Care749 m
Wongs Dental Surgery770 m
Food hygiene (5-star)66% of 32

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

AMPERSOUND LTD
DIRTY COW CHOCOLATE LTD
KIRIL SERVICES LTD
MITCHELL STUDIOS LIMITED
PLOTINO(1) LIMITED

+1 more

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

28.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,503m
Crossrail 2 route4,938m

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
Yes
Article 4 area
Yes
Listed buildings (800m)
4
Planning apps (3 years)
6
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)
1
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)

St Andrews Hall Site, 129, St Andrews Hall Site, 129, Poppleton Road, Leytonstone, E119 homes
completed
21, 21, Poppleton Road, Leytonstone, E11 1LP6 homes
completed
125, 125, Poppleton Road, E113 homes
completed
125, 125, Poppleton Road, E113 homes
completed
15, 15, Poppleton Road, Leytonstone, E11 1LP3 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 1LU

Full postcodeE11 1LU
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.576227
Longitude0.009249
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