Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56509, 0.00426

E11 4AG— Grove Green, Waltham Forest

Location and area intelligence for E11 4AG, Grove Green, Waltham Forest

The practical family move

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 54/100Low yield 3.13%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
72
Schools
60
Transport
54
Environment
71
Investment
57

The bottom line

E11 4AG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E11 4AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E11 4AG

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

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“The practical family move”

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How E11 4AG 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 · 4 min walk

KS2: 106.4

—

Secondary

Connaught School for Girls

Not yet inspected · Inspected Feb 2025 · 2 min walk

P8: -0.12A8: 51.5

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 10 min walk

6 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 584m

Crime is +84% above London average

Property

Prices, sales volume and market trends

Avg floor area99.4 m²

EPC breakdown

C
1%
D
11%
E
4%

Based on 16 properties · Confidence: medium

Street mix

Terraced 89%Flat 12%

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£248,500
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)
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

1995–2021 · CAGR

+11.4%

Total change

+1570%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.0%

per year

Acceleration

+14.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 24 sales

Property Type Mix

Total: 24 sales

Terraced91.7%
Flat/maisonette8.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£112k+124%1
Post-dot-com plateau2001–2003£118k£202k+71.1%1.5
Pre-crash peak2005–2007£217k£163k-25.1%1.3
GFC & correction2010–2012£180k£310k+72.2%1
Help-to-Buy recovery2013–2015£385k£603k+56.5%2.3
Brexit uncertainty2017–2019£645k£690k+7%2
Pandemic surge2021–2021£835k£835k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Terraced+1% α
Local
8.2%
District
7.2%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing7
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
5.4 min walk
Leytonstone High Road

Nearby stations

Leytonstone High Road Rail StationSuffragette
4 min walk
Leytonstone High RoadNational Rail
4 min walk
Leytonstone Underground StationCentral
6 min walk
Leyton Midland Road Rail StationSuffragette
12 min walk
Leyton Underground StationCentral
15 min walk
No bus stops within 400m

33

Walkability score

78

Footpaths (500m)

0

Santander docks (800m)

1.6 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

21

Car parks (800m)

11

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)109
Nearest car park209m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Iceland· yes
432m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.4 km away✗ Not Green Belt✗ Not AONB15% 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

HAMPTON MEDICAL CENTRE

1 PRETORIA ROAD, LEYTONSTONE, E11 4BB

4 min walk

72%

Recommend GP

72%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

421

Parks (1km)

34

Restaurants (800m)

15

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketAseda Trading · 1.8 km
2 swimming pools1 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)

490m

Post office

Nearby shops

Garlands Express188 m
Leytonstone Market427 m
Sala437 m
7 Star Traders472 m

Nearby cafes

Unity Cafe194 m
George's Cafe396 m
Paradise Coffee405 m
Perky Blenders415 m

Nearby restaurants

Happy Valley193 m
Filly Brook193 m
Zaraza379 m
Perfect Pizza402 m

Nearby pubs

Heathcote & Star167 m
Stone Mini Market383 m
Calamity Tank412 m
Legends Snooker Academy551 m

Nearby gyms

Blueprint Fitness389 m
Studio M401 m
Fitness Hub East London452 m
Leytonstone Leisure Centre542 m

Nearby pharmacies

Burns Chemist923 m
Langthorne Pharmacy1.1 km

Nearby health

Hampton Surgery197 m
Wongs Dental Surgery746 m
Harrow Road GP Practice786 m
I. E. Barmania's Dental Practice973 m
Food hygiene (5-star)45% of 109

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

AK LEX LTD
BLACK BOX MEDICAL LTD
CAMBRIDGE SHARPE CONSULTING (CSC) LTD
EVELILY INVESTMENTS LTD
GEEK COMMUNITY HUB CIC

+8 more

Investment

Investment grade, yield and market outlook

57

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

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

52.8

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,254m
Crossrail 2 route5,101m

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)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
19
Borough approval rate
82%
Opportunity area
Olympic Legacy
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
10
Largest scheme
216 homes · CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD, E11
Pipeline pressure
NONE

Named schemes (500m)

SITE, 158, SITE, 158, NORMAN ROAD, E11 4RL22 homes
completed
FORMER JOINERY WORKS (PEPPIATT), 155, FORMER JOINERY WORKS (PEPPIATT), 155, ASHVILLE ROAD, E1119 homes
completed
85, 87, 89, 85, 87, 89, Fairlop Road, E119 homes
completed
114, 114, Fairlop Road, Leytonstone, E11 1BW8 homes
completed
300, 300, Grove Green Road, Leytonstone, E11 4EA7 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
18.9%
Ward turnout
30%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Khevyn LimbajeeLabour
Anna MbachuLabour
Uzma RasoolLabour

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Key facts for E11 4AG

Full postcodeE11 4AG
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.565090
Longitude0.004256
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