Upper Walthamstow · Waltham Forest · Walthamstow constituency · 51.58430, 0.01005

E11 1PJ— Upper Walthamstow, Waltham Forest

Location and area intelligence for E11 1PJ, Upper Walthamstow, Waltham Forest

London's quiet achiever

 

Safety 78/100Transport 39/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak schools

Liveability
60
Safety
78
Schools
—
Transport
39
Environment
94
Investment
39

The bottom line

E11 1PJ offers low crime and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

E11 1PJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.6% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for E11 1PJ

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

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Postcode Personality

🚇 Well-Connected🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How E11 1PJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

St Mary's CofE Primary School

Not yet inspected · 11 min walk

KS2: 110.9

—

Secondary

Leytonstone School

Not yet inspected · 12 min walk

P8: -0.14A8: 51.3

Childcare

Childcare

Church Hill Nursery School

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.4 incidents per 1,000 residents

Better than 67% of London
↑ Rising 315.8%

from a low base — still below London average

-35% vs borough

Crime by type

Violence & sexual offences28%
Other22%
Anti-social behaviour20%
Vehicle crime18%
Burglary6%
Drug offences4%
Theft3%
Robbery0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.6km

Crime is 32% below 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£4,256/m²
Price per ft²£395/ft²
Avg floor area97.7 m²

EPC breakdown

C
3%
D
10%
E
1%
G
1%

Based on 15 properties · Confidence: medium

Street mix

Terraced 30%Detached 10%Flat 60%

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£244,250
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 DAnnual charge £1,928
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.4%

Total change

+259%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.7%

per year

Acceleration

+6.87

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 20 sales

Property Type Mix

Total: 20 sales

Detached10%
Terraced30%
Flat/maisonette60%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£125k£265k+112%1.6
Post-dot-com plateau2001–2003£190k£330k+73.4%2.5
Pre-crash peak2005–2005£238k£238k+0%1
GFC & correction2011–2011£438k£438k+0%2
Help-to-Buy recovery2014–2016£660k£402k-39.1%1
Current market2025–2025£449k£449k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.1% alpha

Flat/maisonette-3.1% α
Local
6.9%
District
10%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Snaresbrook Underground StationCentral line
10.6 min walk
Wood Street

Nearby stations

Snaresbrook Underground StationCentral
11 min walk
Wood Street Rail StationWeaver
11 min walk
Wood StreetNational Rail
11 min walk
South Woodford Underground StationCentral
18 min walk
Wanstead Underground StationCentral
20 min walk
No bus stops within 400m

24

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria53 min ↑
Waterloo52 min ↑
Canary Wharf40 min ↓
City ★38 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

12

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)18
Nearest car park207m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Snaresbrook Road Car Park18 spaces
207m
🅿️
The Boat House Car Park· yes
630m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed94 Mbps
Median download154 Mbps
Superfast coverage92%
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: 9.2 km away✗ Not Green Belt✗ Not AONB91% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs 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

10 min walk

9

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 937 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

1

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Toby Carvery (757 m)

Nearest supermarketMetro Food Centre · 1.2 km
3 tennis courts1 swimming pools

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)

1000m

Post office

Nearby shops

Chisholm Express1.2 km
Millenium News1.2 km

Nearby cafes

Rising Son Cafe415 m
Boat House Kiosk627 m
The Lakeside Diner699 m
The Log Cabin733 m

Nearby restaurants

My Shish469 m
The Sultan756 m
Eatwell Restaurant874 m

Nearby pubs

Toby Carvery757 m

Nearby gyms

Sylvestrian Leisure Centre243 m
Walthamstow Cricket Tennis and Squash Club636 m

Nearby health

Whipps Cross University Hospital937 m
Food hygiene (5-star)50% of 4

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BYTELEX LIMITED
GYMNEST LTD
WEZ PRODUCTIONS LIMITED

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

44

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,316m
Crossrail 2 route4,832m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,567 nationally

1,779

Est. population

3,474/km²

68%

Employed

55%

Degree educated

£45,200

Median income

3.6%

Claimant rate

Inner cityMedium densityYoung professionals

50

Community stability

Age profile

25%
19%
27%
19%
Under 1825%
18–3419%
35–4927%
50–6419%
65+11%

Tenure

28%
40%
25%
Own outright28%
Own (mortgage)40%
Private rent25%
Social rent6%
Shared ownership1%

Ethnicity

44%
18%
16%
White British44%
White Other18%
Asian16%
Black12%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine12%
No car household28%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent25%
Social rent6%

vs. London

Income vs London+7.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
7
Planning apps (3 years)
6
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)
0
Largest scheme
48 homes · EAGLE LODGE, 37, EAGLE LODGE, 37, SNARESBROOK ROAD, E11
Pipeline pressure
NONE

Named schemes (500m)

MARRYATTS LODGE AND BUXTED LODGE, MARRYATTS LODGE AND BUXTED LODGE, THE FOREST, E1110 homes
completed
1 Woodlands Gardens, 1 Woodlands Gardens, Woodford New Road, Walthamstow, E17 3PS2 homes
completed
1 & 2 Evesden, 1 & 2 Evesden, The Forest, Leytonstone, E11 1PJ1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
32.5%
Ward turnout
38%
Election year
2022
MP
Ms Stella Creasy (Labour (Co-op))
MP majority
17,996
Constituency
Walthamstow

Councillors

Caramel QuinLabour and Co-operative Party
Yusuf PatelLabour and Co-operative Party

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Key facts for E11 1PJ

Full postcodeE11 1PJ
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardUpper Walthamstow
Latitude51.584298
Longitude0.010053
Parliamentary constituencyWalthamstow
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