Leytonstone · Waltham Forest · Leyton and Wanstead constituency · 51.57021, 0.01432

E11 3AW— Leytonstone, Waltham Forest

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 56/100Transport 52/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
71
Safety
56
Schools
100
Transport
52
Environment
90
Investment
47

The bottom line

E11 3AW offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

E11 3AW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E11 3AW

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

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“The practical family move”

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How E11 3AW 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 · 10 min walk

P8: -0.14A8: 51.3

100% of local schools rated Good or Outstanding · based on 9 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

95

Road safety score

5

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

7

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.1km

Crime is +227% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,097/m²
Price per ft²£381/ft²
Avg floor area63.1 m²

EPC breakdown

C
9%
D
9%
E
8%
F
1%
G
2%

Based on 29 properties · Confidence: medium

Street mix

Terraced 4%Flat 89%Other 7%

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£157,750
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

2004–2025 · CAGR

+2.6%

Total change

+71%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.9%

per year

Acceleration

+44.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 25 sales

Property Type Mix

Total: 25 sales

Terraced4%
Flat/maisonette96%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£163k£163k+0%2
Pre-crash peak2005–2006£198k£160k-19%5
GFC & correction2008–2008£183k£183k+0%2
Help-to-Buy recovery2014–2016£142k£185k+30.3%1.7
Brexit uncertainty2017–2018£260k£195k-25%1.5
Rate-rise correction2023–2023£300k£300k+0%1
Current market2024–2025£230k£278k+20.9%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-4.5% alpha

Flat/maisonette-4.5% α
Local
1.3%
District
5.8%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

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
5.6 min walk
Leytonstone High Road

Nearby stations

Leytonstone Underground StationCentral
6 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

40

Walkability score

166

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)

6

EV chargers (800m)

Nearest car park86m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
McDonald's car park· no
86m
🅿️
Tesco car park· no
118m
🅿️
Iceland· yes
475m

Connectivity

Broadband and mobile coverage

96%

Full fibre

62%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed351 Mbps
Median download368 Mbps
Superfast coverage96%
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
NoiseHIGH
road
Noisier 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 AONB78% green spaceTree canopy: 49%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.5 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

5

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.2 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

263

Parks (1km)

30

Restaurants (800m)

12

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketAseda Trading · 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)

420m

Post office

Nearby shops

My Mini-Mix10 m
1 Stop Halal at Tesco147 m
Sainsbury's Local389 m
Amit News420 m

Nearby cafes

Garden of Desserts25 m
Costa149 m
J'Adore329 m
Horizon374 m

Nearby restaurants

Aura Sushi Bar and Grill22 m
Alo Sushi29 m
Star of India38 m
Almasara38 m

Nearby pubs

O'Neill's74 m
The North Star89 m
The Walnut Tree122 m
The Old Crown187 m

Nearby gyms

The 1 on 1 Fitness Studio12 m
Salisbury Club163 m
PureGym377 m
Fitness Hub East London476 m

Nearby pharmacies

Tesco Pharmacy140 m

Nearby health

Eyespy Eye and Dental Care15 m
Wongs Dental Surgery159 m
Food hygiene (5-star)54% of 98

Business

Local businesses registered here

Active businesses
107
New (last 12 months)
14
Dissolved (last 12 months)
0
Industry diversity
54
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

686 FABRICATION SERVICES LTD
82 - 83 BARTHOLOMEW STREET NEWBURY LIMITED
A&A GILL ESTATES LIMITS LIMITED
A1 TOTAL CLEANING LTD
AMBIENCE GLOW LTD

+15 more

Investment

Investment grade, yield and market outlook

47

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 score23/100
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

62.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,100m
Crossrail 2 route5,484m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
15
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)

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

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Key facts for E11 3AW

Full postcodeE11 3AW
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardLeytonstone
Latitude51.570205
Longitude0.014323
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