Leytonstone · Waltham Forest · Leyton and Wanstead constituency · 51.56488, 0.01026

E11 3GA— Leytonstone, Waltham Forest

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

The family fortress

 

Top 8% LondonSchools 100%Safety 72/100Transport 55/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
74
Safety
72
Schools
100
Transport
55
Environment
94
Investment
46

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how E11 3GA scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E11 3GA meets your needs.

Location

E11 3GA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.7% vs London avg
vs London crime+84.0% vs London avg

Deep-dive guides for E11 3GA

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E11 3GA with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

Share:WhatsAppShare on X

How E11 3GA 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 · 5 min walk

P8: -0.12A8: 51.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

119.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+76% vs borough

Crime by type

Anti-social behaviour24%
Other24%
Violence & sexual offences18%
Vehicle crime13%
Burglary8%
Drug offences6%
Theft6%
Robbery1%

Road safety

97

Road safety score

3

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 486m

Crime is +84% 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£5,791/m²
Price per ft²£538/ft²
Avg floor area67.4 m²

EPC breakdown

B
9%
C
35%
D
17%

Based on 61 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£168,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2005–2025 · CAGR

+3.5%

Total change

+100%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.2%

per year

Acceleration

-15.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 76 sales

Property Type Mix

Total: 76 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£186k£225k+21.3%16
GFC & correction2011–2011£155k£155k+0%1
Help-to-Buy recovery2013–2016£233k£282k+21.1%3.5
Brexit uncertainty2017–2019£363k£370k+2.1%1.7
Pandemic surge2021–2021£280k£280k+0%2
Rate-rise correction2023–2023£391k£391k+0%4
Current market2024–2025£413k£371k-10.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.4% alpha

Flat/maisonette-1.4% α
Local
3%
District
4.4%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position75

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
4.8 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
5 min walk
Leyton Midland Road Rail StationSuffragette
17 min walk
Leyton Underground StationCentral
18 min walk
No bus stops within 400m

43

Walkability score

164

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

24

Car parks (800m)

11

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)109
Nearest car park86m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Iceland· yes
259m
🅿️
McDonald's car park· no
659m
🅿️
Tesco car park· no
716m

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: 7.7 km away✗ Not Green Belt✗ Not AONB91% 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

8 min walk

70%

Recommend GP

70%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 13.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

549

Parks (1km)

44

Restaurants (800m)

16

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

12

Sports (1km)

4

Convenience

Nearest supermarketAseda Trading · 1.8 km
1 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

388m

Post office

Nearby shops

Leytonstone Market363 m
Sala367 m
7 Star Traders382 m
Sainsbury's Local385 m

Nearby cafes

Paradise Coffee112 m
George's Cafe136 m
Back to Ours137 m
Flavaz Grill & Kitchen152 m

Nearby restaurants

Zaraza46 m
Kam's95 m
Red Camel102 m
Perfect Pizza102 m

Nearby pubs

Stone Mini Market51 m
Calamity Tank208 m
Legends Snooker Academy289 m
The Red Lion343 m

Nearby gyms

Blueprint Fitness201 m
Studio M205 m
Fitness Hub East London214 m
PureGym289 m

Nearby pharmacies

Tesco Pharmacy766 m
Burns Chemist928 m

Nearby health

Wongs Dental Surgery540 m
Hampton Surgery601 m
Eyespy Eye and Dental Care671 m
Harrow Road GP Practice728 m
Food hygiene (5-star)46% of 131

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

A&D PRODUCTS LTD
GE COMMS LTD
IRMAR LTD
KANAF KOUTURE LIMITED

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 score25/100
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

60.5

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,446m
Crossrail 2 route5,476m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,507 nationally

2,066

Est. population

12,156/km²

69%

Employed

52%

Degree educated

£44,800

Median income

7.2%

Claimant rate

Inner cityHigh densityEstablished mixed

36

Community stability

Age profile

20%
29%
28%
15%
Under 1820%
18–3429%
35–4928%
50–6415%
65+9%

Tenure

15%
26%
39%
17%
Own outright15%
Own (mortgage)26%
Private rent39%
Social rent17%
Shared ownership3%
Rent free0%

Ethnicity

31%
24%
24%
White British31%
White Other24%
Asian24%
Black11%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine17%
No car household54%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent39%
Social rent17%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
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)
25
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

Live in E11 3GA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E11 3GA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

Similar postcodes

Frequently asked questions

📍 Track E11 3GA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E11 3GA

Full postcodeE11 3GA
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardLeytonstone
Latitude51.564879
Longitude0.010264
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