Forest · Waltham Forest · Leyton and Wanstead constituency · 51.57560, 0.01098

E11 1LY— Forest, Waltham Forest

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

The family fortress

 

Schools 100%Safety 78/100Transport 33/100Low yield 3.13%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
65
Safety
78
Schools
60
Transport
33
Environment
77
Investment
45

The bottom line

E11 1LY 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 1LY

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 1LY

🛡️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🔒 Very Safe

“The family fortress”

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How E11 1LY 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 · 8 min walk

KS2: 108.4

—

Secondary

Leytonstone School

Not yet inspected · 4 min walk

P8: -0.14A8: 51.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 22 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.7km

Crime is +26% above London average

Property

Prices, sales volume and market trends

Avg floor area100 m²

EPC breakdown

C
10%
D
14%
E
4%
F
2%

Based on 30 properties · Confidence: high

Street mix

Semi 12%Terraced 48%Flat 41%

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£250,000
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+9%

Total change

+937%

Market Activity

Price Velocity & Acceleration

Current Velocity

+78.3%

per year

Acceleration

+99.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 41 sales

Property Type Mix

Total: 41 sales

Semi-detached12.2%
Terraced48.8%
Flat/maisonette39%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£95k£199k+109.7%2
Post-dot-com plateau2001–2004£223k£178k-20%1.3
Pre-crash peak2005–2007£325k£391k+20.3%1.3
GFC & correction2008–2012£230k£600k+160.9%2
Help-to-Buy recovery2013–2016£400k£428k+7%1.7
Brexit uncertainty2018–2018£633k£633k+0%4
Pandemic surge2020–2021£395k£703k+77.7%2.5
Rate-rise correction2022–2023£553k£985k+78.3%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Weakest performer

Terraced

-0.4% alpha

Flat/maisonette+1.1% α
Local
5.4%
District
4.3%
Terraced-0.4% α
Local
8.6%
District
9%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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 min walk
Leytonstone High Road

Nearby stations

Leytonstone Underground StationCentral
10 min walk
Snaresbrook Underground StationCentral
11 min walk
Wanstead Underground StationCentral
15 min walk
Leytonstone High Road Rail StationSuffragette
17 min walk
Leytonstone High RoadNational Rail
17 min walk
No bus stops within 400m

23

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

2.5 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

15

Car parks (800m)

6

EV chargers (800m)

Nearest car park258m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Tesco car park· no
532m
🅿️
The Boat House Car Park· yes
581m
🅿️
McDonald's car park· no
586m

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: 8.5 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.3 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

7 min walk

85%

Recommend GP

85%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 655 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 14.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

109

Parks (1km)

15

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

2

Convenience

No pubs within 400m — nearest: O'Neill's (635 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)

824m

Post office

Nearby shops

Chisholm Express262 m
Millenium News265 m
1 Stop Halal at Tesco498 m
Glade Food & Wine Ltd593 m

Nearby cafes

The Log Cabin239 m
The Lakeside Diner283 m
Costa495 m
Boat House Kiosk600 m

Nearby restaurants

042591 m
Almasara609 m
Star of India611 m
Alo Sushi617 m

Nearby pubs

O'Neill's635 m
The Walnut Tree649 m
The North Star711 m
The Old Crown731 m

Nearby gyms

The 1 on 1 Fitness Studio655 m
Salisbury Club744 m
PureGym913 m
Fitness Hub East London981 m

Nearby pharmacies

Tesco Pharmacy504 m

Nearby health

Eyespy Eye and Dental Care634 m
Whipps Cross University Hospital655 m
Wongs Dental Surgery678 m
Food hygiene (5-star)59% of 51

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BRIDGETECH PROPERTY LIMITED
BRIDGETECH SOLUTIONS LIMITED
CAMBER UP CARPENTRY LTD
ESSEX BUSINESS SERVICES LIMITED
PERSPECTIVE PRESS GLOBAL LTD

Investment

Investment grade, yield and market outlook

45

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

39

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,501m
Crossrail 2 route5,072m

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)
8
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
5
Local approval rate
100%
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
17
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
85, 85A and 87, 85, 85A and 87, Whipps Cross Road, Leytonstone, E11 1NJ8 homes
completed
21, 21, Poppleton Road, Leytonstone, E11 1LP6 homes
completed
17, 17, Teesdale Road, E11 1NQ6 homes
completed
125, 125, Poppleton Road, E113 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 1LY

Full postcodeE11 1LY
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.575604
Longitude0.010983
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