Leytonstone · Waltham Forest · Leyton and Wanstead constituency · 51.56889, 0.01328

E11 3AD— Leytonstone, Waltham Forest

Location and area intelligence for E11 3AD, Leytonstone, Waltham Forest

The family fortress

 

Top 5% LondonSchools 100%Safety 90/100Transport 58/100Low yield 1.70%Only 2 sales — thin data

Best for: Families

Compare areas

Exceptional for families — top safety and school scores

Liveability
81
Safety
90
Schools
100
Transport
58
Environment
79
Investment
51

Location

E11 3AD

Key facts for E11 3AD

Full postcodeE11 3AD
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardLeytonstone
Latitude51.568892
Longitude0.013284
Parliamentary constituencyLeyton and Wanstead
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighEstablished mixed
ExcellentPositiveRisk: Low

London Benchmarks

vs London avg price+97.1% vs London avg
vs London income+6.7% vs London avg
vs London crime-96.8% vs London avg

Deep-dive guides for E11 3AD

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

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“The family fortress”

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How E11 3AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Davies Lane Primary School

Outstanding · 6 min walk

KS2: 107.9

—

Secondary

Connaught School for Girls

Not yet inspected · 8 min walk

P8: -0.12A8: 51.5

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 13 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

2.1 incidents per 1,000 residents

Top 5% — safest in London
→ Stable

-71% vs borough

Crime by type

Anti-social behaviour25%
Other25%
Robbery25%
Vehicle crime25%
Drug offences0%
Theft0%
Burglary0%
Violence & sexual offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 97% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 2 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,025,000

Median sale price

Top 25% — 97% above London median

£1,025,000 is 97% above the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)2
New build0.0%
Price per m²£11,741/m²
Price per ft²£1,091/ft²
Avg floor area87.3 m²

EPC breakdown

B
1%
C
17%
D
11%
E
3%

Based on 32 properties · Confidence: high

Street mix

Terraced 42%Detached 2%Flat 54%Other 2%

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

Stamp duty

Standard buyer£43,750
First-time buyerFTB
£43,750
Additional propertyBTL/2nd
£74,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

22.9×

Price-to-income

£5,128/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£218,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialHigh

Transport

1 May

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

🚇
Leytonstone Underground StationCentral
4 min walk
🚇
Leytonstone High Road Rail StationSuffragette
9 min walk
🚂
Leytonstone High RoadNational Rail
9 min walk
🚇
Wanstead Underground StationCentral
16 min walk
🚇
Snaresbrook Underground StationCentral
18 min walk
🚌3 bus routes · 8 stops within 400m · 146 buses/hr peak

55

Walkability score

164

Footpaths (500m)

0

Santander docks (800m)

2.2 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria59 min ↑
Waterloo53 min ↑
Canary Wharf44 min ↓
City ★38 min

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

Parking & EV

Car parks, spaces and charging points

11

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)47
Nearest car park181m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
McDonald's car park· no
181m
🅿️
Tesco car park· no
238m
🅿️
Iceland· yes
324m

Connectivity

Broadband and mobile coverage

100%

Full fibre

44%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed278 Mbps
Median download273 Mbps
Superfast coverage100%
All operators 5G84%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.1 km away✗ Not Green Belt✗ Not AONB82% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.4 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 yield852.4 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

4 min walk

85%

Recommend GP

85%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

6

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 13.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

358

Parks (1km)

34

Restaurants (800m)

15

Cafes (800m)

7

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketAseda Trading · 2.3 km
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

C

0

Libraries (1km)

0

Cinemas (2km)

297m

Post office

Nearby shops

My Mini-Mix173 m
Sainsbury's Local264 m
1 Stop Halal at Tesco290 m
Amit News297 m

Nearby cafes

Costa106 m
Garden of Desserts140 m
J'Adore179 m
Horizon225 m

Nearby restaurants

Tex Bites83 m
Homies on Donkies88 m
Mum Likes Thai Food95 m
Eat My Pizza97 m

Nearby pubs

The Old Crown71 m
The Walnut Tree117 m
The Red Lion183 m
The North Star187 m

Nearby gyms

Salisbury Club29 m
The 1 on 1 Fitness Studio153 m
PureGym216 m
Fitness Hub East London318 m

Nearby pharmacies

Tesco Pharmacy282 m

Nearby health

Wongs Dental Surgery103 m
Eyespy Eye and Dental Care178 m
Food hygiene (5-star)52% of 106

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

APERTURE PHOTOGRAPHY LTD
THE FULFILLED FOODIE LTD

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.70%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
1.70% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score55/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

Very High

Demand

Very 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

74.8

Price growth score

B
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,937m
Crossrail 2 route5,472m

Demographics

22 Apr

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,801 nationally

2,142

Est. population

12,910/km²

69%

Employed

51%

Degree educated

£44,800

Median income

5.3%

Claimant rate

Urban coreHigh densityEstablished mixed

36

Community stability

Age profile

19%
30%
26%
17%
Under 1819%
18–3430%
35–4926%
50–6417%
65+8%

Tenure

20%
25%
43%
Own outright20%
Own (mortgage)25%
Private rent43%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

33%
24%
24%
White British33%
White Other24%
Asian24%
Black9%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine16%
No car household49%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent43%
Social rent12%

vs. London

Income vs London+6.7%
Price vs London+97.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
12
Local approval rate
100%
Borough approval rate
85%
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)
29
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
145-151, 145-151, MORNINGTON ROAD, E11 3DT44 homes
completed
JOHN DRINKWATER TOWER, JOHN DRINKWATER TOWER, BROWNING ROAD, E1134 homes
completed
130 homes
completed
REAR OF, 11-12 & AT 10, REAR OF, 11-12 & AT 10, AYLMER ROAD, E1112 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,025,000)

£43,750

Standard buyer

£43,750

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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The bottom line

E11 3AD offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £1,025,000 median — a strong choice for Families.

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Compare Waltham Forest with nearby boroughs:

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What else could £1m buy?

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Data freshness

When each data source was last updated

95%

Confidence score

12/12

Pillars populated

High reliability
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
property1 May
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
companies house18 Apr
housing pipeline18 Apr
population density18 Apr

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