Leytonstone · Waltham Forest · Leyton and Wanstead constituency · 51.56597, 0.00545

E11 4AE— Leytonstone, Waltham Forest

Location and area intelligence for E11 4AE, Leytonstone, Waltham Forest

The practical family move

 

Top 13% LondonSchools 100%Safety 72/100Transport 59/100Low yield 3.13%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
72
Schools
60
Transport
59
Environment
71
Investment
59

The bottom line

E11 4AE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E11 4AE

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+84.0% vs London avg

Deep-dive guides for E11 4AE

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

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How E11 4AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

George Tomlinson Primary School

Not yet inspected · 3 min walk

KS2: 106.4

—

Secondary

Connaught School for Girls

Not yet inspected · Inspected Feb 2025 · 1 min walk

P8: -0.12A8: 51.5

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 10 min walk

5 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)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 636m

Crime is +84% above London average

Property

Prices, sales volume and market trends

Avg floor area88 m²

EPC breakdown

C
3%
D
3%
E
3%

Based on 9 properties · Confidence: low

Street mix

Terraced 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£220,000
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 CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+8.7%

Total change

+708%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.2%

per year

Acceleration

-19.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 8 sales

Property Type Mix

Total: 8 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£82k£78k-4.9%1
Post-dot-com plateau2001–2004£142k£228k+60.2%1
Help-to-Buy recovery2015–2015£433k£433k+0%1
Brexit uncertainty2019–2019£580k£580k+0%1
Rate-rise correction2023–2023£663k£663k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
3.9 min walk
Leytonstone High Road

Nearby stations

Leytonstone Underground StationCentral
4 min walk
Leytonstone High Road Rail StationSuffragette
4 min walk
Leytonstone High RoadNational Rail
4 min walk
Leyton Midland Road Rail StationSuffragette
13 min walk
Leyton Underground StationCentral
16 min walk
No bus stops within 400m

34

Walkability score

97

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria49 min ↑
Waterloo47 min ↑
Canary Wharf36 min ↓
City ★34 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

20

Car parks (800m)

14

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)97
Nearest car park160m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Iceland· yes
312m
🅿️
McDonald's car park· no
738m
🅿️
Tesco car park· no
781m

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 waterLOW
Low
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: 7.5 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.9 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

THE ALLUM MEDICAL CENTRE

FAIRLOP ROAD, LEYTONSTONE, E11 1BN

6 min walk

64%

Recommend GP

64%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.3 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

444

Parks (1km)

34

Restaurants (800m)

15

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

9

Sports (1km)

2

Convenience

Nearest supermarketAseda Trading · 1.9 km
2 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

1

Libraries (1km)

0

Cinemas (2km)

362m

Post office

Nearby shops

Garlands Express200 m
Leytonstone Market299 m
Sala309 m
7 Star Traders344 m

Nearby cafes

Unity Cafe242 m
Perky Blenders287 m
Paradise Coffee313 m
The Sunflower Cafe & Creperie339 m

Nearby restaurants

Filly Brook165 m
Happy Valley238 m
Zaraza311 m
Perfect Pizza312 m

Nearby pubs

Heathcote & Star230 m
Stone Mini Market311 m
Calamity Tank414 m
Legends Snooker Academy435 m

Nearby gyms

Fitness Hub East London340 m
Blueprint Fitness392 m
Studio M404 m
PureGym435 m

Nearby pharmacies

Tesco Pharmacy836 m
Burns Chemist1.0 km

Nearby health

Hampton Surgery256 m
Wongs Dental Surgery620 m
Eyespy Eye and Dental Care789 m
Harrow Road GP Practice857 m
Food hygiene (5-star)46% of 111

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ANAMARIA DUMITRACHE LTD
CLEAREND LTD
CONNAUGHT SCHOOL FOR GIRLS
NEUVMAN LTD
SOUND SYMPTOMS LIMITED

Investment

Investment grade, yield and market outlook

59

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

46.9

Price growth score

C
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,381m
Crossrail 2 route5,125m

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

Urban coreHigh 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)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
19
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)
11
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)

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
SITE, 158, SITE, 158, NORMAN ROAD, E11 4RL22 homes
completed
703-713, 703-713, High Road, Leytonstone, E1120 homes
completed
FORMER JOINERY WORKS (PEPPIATT), 155, FORMER JOINERY WORKS (PEPPIATT), 155, ASHVILLE ROAD, E1119 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 4AE

Full postcodeE11 4AE
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardLeytonstone
Latitude51.565969
Longitude0.005450
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