Leytonstone · Waltham Forest · Leyton and Wanstead constituency · 51.56681, 0.00122

E11 4AL— Leytonstone, Waltham Forest

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

The practical family move

 

Schools 100%Safety 77/100Transport 56/100Low yield 2.72%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
77
Schools
60
Transport
56
Environment
68
Investment
44

The bottom line

E11 4AL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £640,000 median — a strong choice for Families.

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Location

E11 4AL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+23.1% vs London avg
vs London income+9.5% vs London avg
vs London crime+35.0% vs London avg

Deep-dive guides for E11 4AL

🛡️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 4AL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Newport School

Not yet inspected · Inspected Oct 2024 · 7 min walk

KS2: 106.4

—

Secondary

Norlington School and 6th Form

Not yet inspected · 3 min walk

P8: +0.35A8: 52.9

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 13 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

88.0 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

+30% vs borough

Crime by type

Anti-social behaviour35%
Other20%
Violence & sexual offences20%
Vehicle crime9%
Drug offences7%
Burglary5%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 862m

Crime is +35% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£640,000

Median sale price

Above London median by 23%

£640,000 is 23% above the London median (£520,000)

-24.7%

This year

Terraced

Dominant type

Price history

5-year change
-1.9%
Sales (24 months)5
New build0.0%
Avg terraced£640,000
Price per m²£7,207/m²
Price per ft²£670/ft²
Avg floor area92.7 m²

EPC breakdown

C
6%
D
19%
E
4%

Based on 29 properties · Confidence: medium

Street mix

Terraced 96%Flat 4%

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£19,500
First-time buyerFTB
£19,500
Additional propertyBTL/2nd
£38,700

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

13.9×

Price-to-income

£3,202/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£231,750
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

1996–2025 · CAGR

+8.5%

Total change

+954%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.9%

per year

Acceleration

-50.57

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 72 sales

Property Type Mix

Total: 72 sales

Terraced95.8%
Flat/maisonette4.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£125k+108.3%3
Post-dot-com plateau2001–2004£130k£211k+61.9%3.5
Pre-crash peak2005–2007£267k£318k+19.3%3
GFC & correction2008–2012£308k£250k-18.9%1.2
Help-to-Buy recovery2013–2016£135k£599k+343.7%2
Brexit uncertainty2018–2019£300k£530k+76.7%2
Pandemic surge2021–2021£653k£653k+0%4
Rate-rise correction2022–2023£673k£685k+1.9%3
Current market2024–2025£854k£633k-25.9%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
8.5%
District
8.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
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
6.1 min walk
Leytonstone High Road

Nearby stations

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

20

Walkability score

34

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

10

Car parks (800m)

17

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)29
Nearest car park368m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Iceland· yes
578m

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
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 80% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.6 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

1 min walk

72%

Recommend GP

72%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

8

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.2 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

183

Parks (1km)

4

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketAseda Trading · 2.0 km
1 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

0

Libraries (1km)

0

Cinemas (2km)

571m

Post office

Nearby shops

Garlands Express109 m
Leytonstone Market513 m
Sala522 m
7 Star Traders553 m

Nearby cafes

Unity Cafe96 m
Perky Blenders484 m
Red Tomato Sandwich Bar499 m
Sizzling Sausage531 m

Nearby restaurants

Happy Valley94 m
Filly Brook154 m
Michael's Fish & Chip Bar424 m
USA Chicken & Pizza531 m

Nearby pubs

Heathcote & Star129 m
Stone Mini Market619 m
Calamity Tank695 m
The Red Lion700 m

Nearby gyms

Pause597 m
Fitness Hub East London621 m
Fit As Leyton628 m
Blueprint Fitness672 m

Nearby health

Hampton Surgery106 m
Harrow Road GP Practice1.0 km
Whipps Cross University Hospital1.2 km
Food hygiene (5-star)47% of 38

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
3
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

CSCIC PROPERTIES LIMITED
DOUBLE DOSE OF CHI LIMITED
ELEMENTS FLOORING LTD
FIRST AID FOR NIGHTLIFE AND EVENTS STAFFING LTD
GUY SMITH CREATIVE LTD

+7 more

Investment

Investment grade, yield and market outlook

44

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

56.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,317m
Crossrail 2 route4,823m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,847 nationally

1,636

Est. population

11,513/km²

66%

Employed

50%

Degree educated

£46,000

Median income

5.3%

Claimant rate

Urban coreHigh densityEstablished mixed

39

Community stability

Age profile

20%
28%
26%
14%
13%
Under 1820%
18–3428%
35–4926%
50–6414%
65+13%

Tenure

21%
25%
36%
18%
Own outright21%
Own (mortgage)25%
Private rent36%
Social rent18%
Shared ownership0%

Ethnicity

32%
22%
19%
16%
White British32%
White Other22%
Asian19%
Black16%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine19%
No car household49%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent36%
Social rent18%

vs. London

Income vs London+9.5%
Price vs London+23.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
16
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)
5
Largest scheme
28 homes · 36 -58, 36 -58, Claude Road, 176 -198 & 200 - 222 Murchison Road, Leyton, E10 6ND
Pipeline pressure
NONE

Named schemes (500m)

FORMER JOINERY WORKS (PEPPIATT), 155, FORMER JOINERY WORKS (PEPPIATT), 155, ASHVILLE ROAD, E1119 homes
completed
137, 137, NEWPORT ROAD, E10 6PQ11 homes
completed
85, 87, 89, 85, 87, 89, Fairlop Road, E119 homes
completed
3, 3, Wallwood Road, Leytonstone, E11 1DF8 homes
completed
300, 300, Grove Green Road, Leytonstone, E11 4EA7 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 (£640,000)

£19,500

Standard buyer

£19,500

First-time buyer

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 4AL

Full postcodeE11 4AL
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardLeytonstone
Latitude51.566814
Longitude0.001216
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