Leytonstone · Waltham Forest · Leyton and Wanstead constituency · 51.56714, 0.01637

E11 3BP— Leytonstone, Waltham Forest

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

The family fortress

 

Top 5% LondonSchools 100%Safety 84/100Transport 54/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
79
Safety
84
Schools
100
Transport
54
Environment
96
Investment
46

The bottom line

E11 3BP offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

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Location

E11 3BP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.7% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for E11 3BP

🛡️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 3BP 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 · 5 min walk

KS2: 107.9

—

Secondary

Connaught School for Girls

Not yet inspected · Inspected Feb 2025 · 10 min walk

P8: -0.12A8: 51.5

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.1 incidents per 1,000 residents

Better than 63% of London
→ Stable

-28% vs borough

Crime by type

Anti-social behaviour36%
Vehicle crime19%
Other16%
Violence & sexual offences16%
Burglary9%
Robbery4%
Drug offences0%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 900m

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£10,083/m²
Price per ft²£937/ft²
Avg floor area109.2 m²

EPC breakdown

C
6%
D
18%
E
6%
F
3%
G
1%

Based on 34 properties · Confidence: high

Street mix

Semi 3%Terraced 68%Flat 27%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

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£273,000
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,928
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.3%

Total change

+1086%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.7%

per year

Acceleration

+47.40

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 60 sales

Property Type Mix

Total: 60 sales

Semi-detached3.3%
Terraced70%
Flat/maisonette26.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£88k£192k+118.9%3.4
Post-dot-com plateau2001–2004£147k£246k+67.3%3
Pre-crash peak2005–2007£270k£412k+52.9%2.7
GFC & correction2010–2012£250k£363k+45.2%1
Help-to-Buy recovery2013–2016£340k£662k+94.8%2
Brexit uncertainty2017–2019£348k£450k+29.3%1.7
Pandemic surge2020–2021£381k£850k+123.4%1.5
Rate-rise correction2022–2023£875k£1.01m+15.7%1
Current market2025–2026£813k£1.04m+27.7%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Weakest performer

Terraced

+0.1% alpha

Flat/maisonette+0.8% α
Local
8.8%
District
8%
Terraced+0.1% α
Local
9.1%
District
9%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
6.8 min walk
Leytonstone High Road

Nearby stations

Leytonstone Underground StationCentral
7 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
19 min walk
No bus stops within 400m

29

Walkability score

104

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria52 min ↑
Waterloo49 min ↑
Canary Wharf38 min ↓
City ★36 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)

8

EV chargers (800m)

Total spaces (800m)61
Nearest car park390m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
McDonald's car park· no
436m
🅿️
Iceland· yes
474m
🅿️
Tesco car park· no
484m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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 waterMEDIUM
Medium
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: 8.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.7 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

6 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 · 1.5 km
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

409

Parks (1km)

30

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 2.1 km
7 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

519m

Post office

Nearby shops

My Mini-Mix377 m
Sainsbury's Local487 m
1 Stop Halal at Tesco515 m
Amit News518 m

Nearby cafes

Garden of Desserts362 m
J'Adore380 m
Costa395 m
Horizon411 m

Nearby restaurants

Papi's Munchies (rear of The North Star Public House)311 m
Tex Bites354 m
Mum Likes Thai Food362 m
Homies on Donkies366 m

Nearby pubs

The North Star309 m
Legends Snooker Academy353 m
The Old Crown355 m
The Red Lion371 m

Nearby gyms

Salisbury Club318 m
PureGym353 m
The 1 on 1 Fitness Studio358 m
Fitness Hub East London432 m

Nearby pharmacies

Tesco Pharmacy509 m

Nearby health

Eyespy Eye and Dental Care379 m
Wongs Dental Surgery392 m
Park Vue Dental Practice1.0 km
Food hygiene (5-star)52% of 77

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

AKUJI ENTERPRISE LIMITED
BUILD POINT LTD
HAQ GRP LTD
HIGH CEILING LTD
IRENA CLEANING 550 LIMITED

+11 more

Investment

Investment grade, yield and market outlook

46

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

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

63.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,878m
Crossrail 2 route5,746m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,879 nationally

1,527

Est. population

14,827/km²

66%

Employed

56%

Degree educated

£44,800

Median income

3.1%

Claimant rate

Urban coreHigh densityYoung professionals

48

Community stability

Age profile

20%
23%
26%
18%
Under 1820%
18–3423%
35–4926%
50–6418%
65+13%

Tenure

31%
31%
26%
Own outright31%
Own (mortgage)31%
Private rent26%
Social rent12%
Shared ownership1%

Ethnicity

44%
18%
19%
White British44%
White Other18%
Asian19%
Black8%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine13%
No car household38%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent26%
Social rent12%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
15
Local approval rate
80%
Borough approval rate
82%
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)
25
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
REAR OF, 11-12 & AT 10, REAR OF, 11-12 & AT 10, AYLMER ROAD, E1112 homes
completed
742, 742, High Road, Leytonstone, E11 3AW6 homes
completed
The Cottages, The Cottages, Davies Lane, E116 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 3BP

Full postcodeE11 3BP
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardLeytonstone
Latitude51.567139
Longitude0.016366
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