Leytonstone · Waltham Forest · Leyton and Wanstead constituency · 51.56979, 0.01543

E11 3AR— Leytonstone, Waltham Forest

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

The hidden gem

 

Bottom 25% LondonSchools 100%Safety 56/100Transport 51/100Low yield 2.98%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
70
Safety
56
Schools
100
Transport
51
Environment
90
Investment
45

The bottom line

E11 3AR offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment at £584,000 median — a strong choice for Most buyers.

Less suited to Families.

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Location

E11 3AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+12.3% vs London avg
vs London income+6.7% vs London avg
vs London crime+227.0% vs London avg

Deep-dive guides for E11 3AR

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

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“The hidden gem”

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How E11 3AR 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 · Inspected Jun 2024 · 8 min walk

KS2: 107.9

—

Secondary

Leytonstone School

Not yet inspected · 11 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 · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

212.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+213% vs borough

Crime by type

Other40%
Violence & sexual offences16%
Anti-social behaviour13%
Theft10%
Robbery8%
Vehicle crime5%
Drug offences4%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.1km

Crime is +227% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£584,000

Median sale price

Above London median by 12%

£584,000 is 12% above the London median (£520,000)

-29.1%

This year

Terraced

Dominant type

Price history

5-year change
+42.4%
Sales (24 months)5
New build0.0%
Avg terraced£655,000
Avg flat£390,000
Price per m²£9,012/m²
Price per ft²£837/ft²
Avg floor area66.8 m²

EPC breakdown

C
18%
D
43%
E
8%
F
1%
G
1%

Based on 71 properties · Confidence: high

Street mix

Semi 6%Terraced 62%Detached 5%Flat 24%Other 4%

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£16,700
First-time buyerFTB
£7,950
Additional propertyBTL/2nd
£34,220

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

13.0×

Price-to-income

£2,921/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£167,000
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.1%

Total change

+374%

Market Activity

Price Velocity & Acceleration

Current Velocity

-31.3%

per year

Acceleration

-34.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 80 sales

Property Type Mix

Total: 80 sales

Detached5%
Semi-detached6.3%
Terraced66.3%
Flat/maisonette22.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£95k£110k+15.8%2.7
Post-dot-com plateau2001–2004£169k£235k+38.8%3.2
Pre-crash peak2005–2007£185k£415k+124.3%2.7
GFC & correction2008–2012£330k£342k+3.5%1.8
Help-to-Buy recovery2013–2014£316k£270k-14.6%5.5
Brexit uncertainty2017–2019£520k£355k-31.7%3.3
Pandemic surge2021–2021£410k£410k+0%4
Rate-rise correction2022–2022£470k£470k+0%3
Current market2024–2026£635k£450k-29.1%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Weakest performer

Flat/maisonette

-3.4% alpha

Terraced-0.5% α
Local
8.2%
District
8.7%
Flat/maisonette-3.4% α
Local
4.4%
District
7.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Leytonstone Underground StationCentral
7 min walk
Leytonstone High Road Rail StationSuffragette
11 min walk
Leytonstone High RoadNational Rail
11 min walk
Wanstead Underground StationCentral
14 min walk
Snaresbrook Underground StationCentral
16 min walk
No bus stops within 400m

38

Walkability score

161

Footpaths (500m)

0

Santander docks (800m)

2.4 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

8

Car parks (800m)

7

EV chargers (800m)

Nearest car park90m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
McDonald's car park· no
175m
🅿️
Tesco car park· no
205m
🅿️
Iceland· yes
503m

Connectivity

Broadband and mobile coverage

100%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed495 Mbps
Median download448 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: 8.3 km away✗ Not Green Belt✗ Not AONB79% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.6 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

2 min walk

85%

Recommend GP

85%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

7

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 13.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

289

Parks (1km)

29

Restaurants (800m)

11

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 2.4 km
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

469m

Post office

Nearby shops

My Mini-Mix93 m
1 Stop Halal at Tesco220 m
Sainsbury's Local437 m
Amit News469 m

Nearby cafes

Garden of Desserts100 m
Costa228 m
J'Adore359 m
Horizon405 m

Nearby restaurants

Papi's Munchies (rear of The North Star Public House)17 m
Aura Sushi Bar and Grill91 m
Alo Sushi117 m
042125 m

Nearby pubs

The North Star9 m
O'Neill's85 m
The Walnut Tree193 m
The Old Crown230 m

Nearby gyms

The 1 on 1 Fitness Studio83 m
Salisbury Club194 m
PureGym392 m
Fitness Hub East London494 m

Nearby pharmacies

Tesco Pharmacy215 m

Nearby health

Eyespy Eye and Dental Care91 m
Wongs Dental Surgery220 m
Food hygiene (5-star)55% of 91

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AERLOOM LONDON LIMITED
DMG&G INVESTMENTS LTD
GRACEFUL MONKEY LIMITED
MVINDUSTRIES LIMITED
NORTH STAR (LEYTONSTONE) LIMITED

+1 more

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.

Low gross yield (3.0%) 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
3.0% (low)London avg: 3.8%Below average yield — bottom 63%
Gentrification score35/100
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

68.2

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,099m
Crossrail 2 route5,572m

Demographics

16 Jun

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

5.0%

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+12.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
14
Local approval rate
67%
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)
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)

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
686 - 690 High Road Leytonstone,, 686 - 690, HIGH ROAD LEYTONSTONE12 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 (£584,000)

£16,700

Standard buyer

£7,950

First-time buyer

Save £8,750

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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Compare Waltham Forest with nearby boroughs:

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Key facts for E11 3AR

Full postcodeE11 3AR
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardLeytonstone
Latitude51.569790
Longitude0.015430
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