Leytonstone · Waltham Forest · Leyton and Wanstead constituency · 51.56414, 0.01020

E11 3DH— Leytonstone, Waltham Forest

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

The family fortress

 

Top 5% LondonSchools 100%Safety 80/100Transport 56/100Yield 5.90%

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
75
Safety
80
Schools
100
Transport
56
Environment
94
Investment
70

The bottom line

E11 3DH offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £295,000 median — a strong choice for Families and Investors.

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Location

E11 3DH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-43.3% vs London avg
vs London income+6.7% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for E11 3DH

🛡️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 3DH 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 · 2 min walk

KS2: 107.9

—

Secondary

Connaught School for Girls

Not yet inspected · Inspected Feb 2025 · 6 min walk

P8: -0.12A8: 51.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.5 incidents per 1,000 residents

Better than 50% of London
→ Stable

-4% vs borough

Crime by type

Anti-social behaviour22%
Other22%
Violence & sexual offences22%
Vehicle crime14%
Burglary8%
Drug offences7%
Theft4%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 406m

Crime is +1% above London average

Property

2 Jul

Prices, sales volume and market trends

£295,000

Median sale price

Bottom 25% — 43% below London median

£295,000 is 43% below the London median (£520,000)

+49.4%

This year

Flat

Dominant type

Price history

Sales (24 months)8
New build0.0%
Avg flat£295,000
Price per m²£4,143/m²
Price per ft²£385/ft²
Avg floor area48.6 m²

EPC breakdown

B
17%
C
14%
D
37%
E
13%

Based on 81 properties · Confidence: high

Street mix

Terraced 35%Flat 48%Other 17%

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£2,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£11,100

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

6.6×

Price-to-income

£1,476/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£121,500
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 BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+4.7%

Total change

+281%

Market Activity

Price Velocity & Acceleration

Current Velocity

+49.4%

per year

Acceleration

+61.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 19 sales

Property Type Mix

Total: 19 sales

Terraced42.1%
Flat/maisonette57.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£78k£150k+93.5%1.2
Post-dot-com plateau2002–2003£88k£150k+71.4%1
GFC & correction2010–2010£110k£110k+0%1
Help-to-Buy recovery2014–2014£225k£225k+0%2
Rate-rise correction2023–2023£198k£198k+0%1
Current market2025–2025£295k£295k+0%8

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Leytonstone High Road Rail StationSuffragette
2 min walk
Leytonstone High RoadNational Rail
2 min walk
Leytonstone Underground StationCentral
6 min walk
Leyton Underground StationCentral
17 min walk
Leyton Midland Road Rail StationSuffragette
18 min walk
No bus stops within 400m

43

Walkability score

160

Footpaths (500m)

0

Santander docks (800m)

1.9 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

23

Car parks (800m)

11

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)109
Nearest car park167m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Iceland· yes
339m
🅿️
McDonald's car park· no
739m
🅿️
Tesco car park· no
795m

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed459 Mbps
Median download433 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.6 km away✗ Not Green Belt✗ Not AONB92% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.3 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

HARROW ROAD GP CENTRE

2-8 HARROW ROAD, LEYTONSTONE, E11 3QF

7 min walk

70%

Recommend GP

70%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

586

Parks (1km)

42

Restaurants (800m)

17

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketAseda Trading · 1.7 km
1 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

468m

Post office

Nearby shops

Leytonstone Market439 m
Sala444 m
7 Star Traders461 m
Amit News466 m

Nearby cafes

George's Cafe64 m
Flavaz Grill & Kitchen71 m
Matt Cup Roastery118 m
Back to Ours121 m

Nearby restaurants

Kam's13 m
Red Camel21 m
Milano Pizza26 m
Latino Base Cafe & Restaurant58 m

Nearby pubs

Stone Mini Market124 m
Calamity Tank131 m
Legends Snooker Academy370 m
The Bell376 m

Nearby gyms

Blueprint Fitness129 m
Studio M130 m
Fitness Hub East London296 m
PureGym370 m

Nearby pharmacies

Tesco Pharmacy845 m
Burns Chemist849 m

Nearby health

Hampton Surgery618 m
Wongs Dental Surgery620 m
Harrow Road GP Practice647 m
Eyespy Eye and Dental Care747 m
Food hygiene (5-star)44% of 129

Business

Local businesses registered here

Active businesses
27
New (last 12 months)
8
Dissolved (last 12 months)
0
Industry diversity
20
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

3011 LTD
85 RLS LIMITED
BG GLOBAL DISTRIBUTION LTD
BISMAC LTD
BROWNIE BONANZA LTD

+15 more

Investment

Investment grade, yield and market outlook

70

Investment score

Strong

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
5.9% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months6

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

58.2

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,374m
Crossrail 2 route5,512m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,724 nationally

1,696

Est. population

22,253/km²

62%

Employed

42%

Degree educated

£44,800

Median income

9.7%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

39

Community stability

Age profile

30%
25%
25%
Under 1830%
18–3425%
35–4925%
50–6413%
65+7%

Tenure

14%
21%
28%
36%
Own outright14%
Own (mortgage)21%
Private rent28%
Social rent36%
Shared ownership1%
Rent free0%

Ethnicity

26%
17%
28%
17%
White British27%
White Other17%
Asian28%
Black17%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine20%
No car household48%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent36%
Private rent29%

vs. London

Income vs London+6.7%
Price vs London-43.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
12
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)
31
Largest scheme
106 homes · LEYTONSTONE & ILFORD FOOTBALL GROUND, LEYTONSTONE & ILFORD FOOTBALL GROUND, WOODLANDS ROAD, GRANLEIGH ROAD, TRINITY CLOSE, E11
Pipeline pressure
NONE

Named schemes (500m)

Former Hills Garage, 568-588, Former Hills Garage, 568-588, High Road, Leytonstone, E1161 homes
completed
145-151, 145-151, MORNINGTON ROAD, E11 3DT44 homes
completed
675-683, 675-683, High Road, Leytonstone, E1141 homes
completed
Indian Muslim Federation Hall, 40 & 41, Indian Muslim Federation Hall, 40 & 41, Trinity Close, Leytonstone, E11 4RP37 homes
completed
1 Sansom Road, Leytonstone, London, E11 3HD, Former Lansdowne Road Car Park, E11 3HD31 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 (£295,000)

£2,250

Standard buyer

£0

First-time buyer

Save £2,250

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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Key facts for E11 3DH

Full postcodeE11 3DH
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardLeytonstone
Latitude51.564143
Longitude0.010203
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