Leytonstone · Waltham Forest · Leyton and Wanstead constituency · 51.56766, 0.01346

E11 3DE— Leytonstone, Waltham Forest

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

The family fortress

 

Top 5% LondonSchools 100%Safety 84/100Transport 57/100Low yield 3.13%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
81
Safety
84
Schools
100
Transport
57
Environment
95
Investment
58

The bottom line

E11 3DE 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 3DE

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 3DE

🛡️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 3DE 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 · 8 min walk

P8: -0.12A8: 51.5

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 11 min walk

5 primaries · 1 secondaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 850m

Crime is 24% below London average

Property

Prices, sales volume and market trends

Avg floor area74.3 m²

EPC breakdown

C
3%
D
2%
E
1%

Based on 6 properties · Confidence: low

Street mix

Flat 100%

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

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£185,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

2003–2023 · CAGR

+5.5%

Total change

+190%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.1%

per year

Acceleration

+13.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£152k£152k+0%1
Help-to-Buy recovery2013–2016£190k£380k+100%1
Brexit uncertainty2017–2017£415k£415k+0%1
Pandemic surge2020–2020£400k£400k+0%1
Rate-rise correction2023–2023£441k£441k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
4.3 min walk
Leytonstone High Road

Nearby stations

Leytonstone Underground StationCentral
5 min walk
Leytonstone High Road Rail StationSuffragette
7 min walk
Leytonstone High RoadNational Rail
7 min walk
Wanstead Underground StationCentral
17 min walk
Leyton Midland Road Rail StationSuffragette
19 min walk
No bus stops within 400m

43

Walkability score

162

Footpaths (500m)

0

Santander docks (800m)

2.2 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

13

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)68
Nearest car park275m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Iceland· yes
278m
🅿️
McDonald's car park· no
319m
🅿️
Tesco car park· no
376m

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 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: 8.1 km away✗ Not Green Belt✗ Not AONB96% green spaceTree canopy: 70%
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

6 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 · 1.4 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

401

Parks (1km)

35

Restaurants (800m)

15

Cafes (800m)

7

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketAseda Trading · 2.1 km
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

310m

Post office

Nearby shops

Sainsbury's Local278 m
My Mini-Mix300 m
Amit News309 m
7 Star Traders324 m

Nearby cafes

J'Adore171 m
Horizon203 m
Costa225 m
The Sunflower Cafe & Creperie248 m

Nearby restaurants

KFC167 m
The Rabbit London167 m
San Marino171 m
Mum Likes Thai Food171 m

Nearby pubs

Legends Snooker Academy153 m
The Red Lion162 m
The Old Crown178 m
The Walnut Tree252 m

Nearby gyms

PureGym153 m
Salisbury Club157 m
Fitness Hub East London247 m
The 1 on 1 Fitness Studio278 m

Nearby pharmacies

Tesco Pharmacy418 m

Nearby health

Wongs Dental Surgery228 m
Eyespy Eye and Dental Care304 m
Harrow Road GP Practice1.1 km
Park Vue Dental Practice1.1 km
Food hygiene (5-star)51% of 110

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

DESIGN BY SOL LTD
THERAPY FLOW LTD

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

61.8

Price growth score

C
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,825m
Crossrail 2 route5,538m

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)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
15
Local approval rate
100%
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)
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)

Former Hills Garage, 568-588, Former Hills Garage, 568-588, High Road, Leytonstone, E1161 homes
completed
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

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 3DE

Full postcodeE11 3DE
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardLeytonstone
Latitude51.567657
Longitude0.013460
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