Leytonstone · Waltham Forest · Leyton and Wanstead constituency · 51.57056, 0.00867

E11 1SF— Leytonstone, Waltham Forest

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 52/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
76
Schools
60
Transport
52
Environment
69
Investment
43

The bottom line

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

The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E11 1SF

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 1SF

🛡️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 1SF 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 · 6 min walk

KS2: 106.4

—

Secondary

Leytonstone School

Not yet inspected · 7 min walk

P8: -0.14A8: 51.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 15 min walk

5 primaries · 3 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.1km

Crime is +42% 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£9,092/m²
Price per ft²£845/ft²
Avg floor area67.4 m²

EPC breakdown

C
7%
D
35%
E
18%
F
1%
G
4%

Based on 65 properties · Confidence: high

Street mix

Terraced 13%Detached 5%Flat 79%Other 3%

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£168,500
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

+7.4%

Total change

+759%

Market Activity

Price Velocity & Acceleration

Current Velocity

+100.3%

per year

Acceleration

+106.58

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 34 sales

Property Type Mix

Total: 34 sales

Detached5.9%
Terraced14.7%
Flat/maisonette79.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£74k+5.1%1.7
Post-dot-com plateau2002–2002£115k£115k+0%2
Pre-crash peak2005–2007£130k£345k+165.4%2.3
GFC & correction2008–2010£175k£186k+6.3%1.5
Help-to-Buy recovery2014–2016£224k£360k+60.7%2
Brexit uncertainty2017–2018£750k£910k+21.3%2
Pandemic surge2020–2021£409k£845k+106.9%1
Rate-rise correction2022–2023£320k£300k-6.2%2
Current market2025–2025£601k£601k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
5.3%
District
5.7%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Leytonstone Underground StationCentral
3 min walk
Leytonstone High Road Rail StationSuffragette
10 min walk
Leytonstone High RoadNational Rail
10 min walk
Leyton Midland Road Rail StationSuffragette
15 min walk
Snaresbrook Underground StationCentral
18 min walk
No bus stops within 400m

38

Walkability score

164

Footpaths (500m)

0

Santander docks (800m)

2.1 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

12

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)29
Nearest car park189m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
McDonald's car park· no
314m
🅿️
Tesco car park· no
322m
🅿️
Iceland· yes
383m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed493 Mbps
Median download447 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.0 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.1 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 ALLUM MEDICAL CENTRE

FAIRLOP ROAD, LEYTONSTONE, E11 1BN

5 min walk

64%

Recommend GP

64%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

9

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 900 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 13.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

275

Parks (1km)

35

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

7

Convenience

Nearest supermarketAseda Trading · 2.4 km
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

255m

Post office

Nearby shops

Amit News257 m
Sainsbury's Local258 m
7 Star Traders263 m
Sala286 m

Nearby cafes

No. 23208 m
FORNO231 m
Le Parisien235 m
Costa266 m

Nearby restaurants

The Hungry Cow200 m
The Olive219 m
Subway253 m
Olympic Fish and Chips258 m

Nearby pubs

The Walnut Tree287 m
The Old Crown301 m
The Red Lion342 m
Legends Snooker Academy396 m

Nearby gyms

Salisbury Club341 m
PureGym396 m
The 1 on 1 Fitness Studio396 m
Fitness Hub East London431 m

Nearby pharmacies

Tesco Pharmacy365 m

Nearby health

Wongs Dental Surgery273 m
Eyespy Eye and Dental Care400 m
Hampton Surgery705 m
Whipps Cross University Hospital900 m
Food hygiene (5-star)53% of 114

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

AHDIA GROUP LTD
BIG BRUV LIMITED
DEERHOUND CREATIVE LIMITED
ESA CONSTRUCTION LIMITED
FOOD FAMILY LTD

+7 more

Investment

Investment grade, yield and market outlook

43

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 score22/100
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 / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

45.6

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,934m
Crossrail 2 route5,105m

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)
12
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
22
Largest scheme
61 homes · Former Hills Garage, 568-588, Former Hills Garage, 568-588, 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
14 - 16, 14 - 16, Queens Road, Leytonstone, E11 1BB16 homes
completed
686 - 690 High Road Leytonstone,, 686 - 690, HIGH ROAD LEYTONSTONE12 homes
completed
676-678, High Road, E11 3AA9 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 1SF

Full postcodeE11 1SF
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardLeytonstone
Latitude51.570563
Longitude0.008668
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