Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56611, -0.00030

E11 4BG— Grove Green, Waltham Forest

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

The practical family move

 

Schools 100%Safety 85/100Transport 48/100Low yield 3.13%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
85
Schools
60
Transport
48
Environment
67
Investment
56

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how E11 4BG 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 4BG meets your needs.

Location

E11 4BG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+7.9% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for E11 4BG

🛡️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 4BG with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How E11 4BG 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 · 5 min walk

KS2: 106.4

—

Secondary

Norlington School and 6th Form

Not yet inspected · 2 min walk

P8: +0.35A8: 52.9

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

36.5 incidents per 1,000 residents

Better than 74% of London
→ Stable

-46% vs borough

Crime by type

Violence & sexual offences35%
Other33%
Anti-social behaviour12%
Vehicle crime12%
Burglary5%
Drug offences2%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 873m

Crime is 44% below London average

Property

Prices, sales volume and market trends

Avg floor area81.9 m²

EPC breakdown

C
2%
D
11%
E
2%
F
1%

Based on 16 properties · Confidence: medium

Street mix

Terraced 86%Flat 14%

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£204,750
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)
Roof(another dwelling above)
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

1995–2023 · CAGR

+9.8%

Total change

+1274%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.7%

per year

Acceleration

-22.13

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 22 sales

Property Type Mix

Total: 22 sales

Terraced86.4%
Flat/maisonette13.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£55k£92k+68%1.7
Post-dot-com plateau2001–2001£146k£146k+0%2
Pre-crash peak2007–2007£329k£329k+0%2
GFC & correction2008–2012£275k£249k-9.5%2
Help-to-Buy recovery2016–2016£610k£610k+0%1
Brexit uncertainty2019–2019£585k£585k+0%3
Pandemic surge2021–2021£730k£730k+0%2
Rate-rise correction2023–2023£750k£750k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
9.8%
District
9.1%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Leytonstone Underground StationCentral line
7.7 min walk
Leyton Midland Road

Nearby stations

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

20

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria53 min ↑
Waterloo51 min ↑
Canary Wharf39 min ↓
City ★38 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

9

Car parks (800m)

16

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)29
Nearest car park329m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
Iceland· yes
691m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.2 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 88% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.5 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 · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

170

Parks (1km)

9

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketAseda Trading · 1.9 km
3 tennis courts1 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)

696m

Post office

Nearby shops

Garlands Express210 m
Marmelo451 m
Francis Road Supermarket455 m
Deren Supermarket477 m

Nearby cafes

Unity Cafe157 m
Albert & Francis439 m
Red Tomato Sandwich Bar461 m
Tamping Grounds462 m

Nearby restaurants

Happy Valley161 m
Filly Brook269 m
Michael's Fish & Chip Bar413 m
Zaxx446 m

Nearby pubs

Heathcote & Star173 m
Northcote Arms649 m
Gravity Well Taproom653 m
Stone Mini Market706 m

Nearby gyms

Pause469 m
Fit As Leyton584 m
Blueprint Fitness721 m
Fitness Hub East London730 m

Nearby health

Hampton Surgery144 m
J. Dineen Dental Surgery1.1 km
LL Medical Care1.2 km
Langthorne Sharma Family Practice1.2 km
Food hygiene (5-star)57% of 60

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

A-Z BUILDING CONTRACTORS LIMITED
AKWATALENTS COMMUNITY CIC
AKWATALENTS LTD
MANUELA WYSS LTD
MOROS 100 LIMITED

+3 more

Investment

Investment grade, yield and market outlook

56

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 score19/100
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

50.6

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,198m
Crossrail 2 route4,771m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,994 nationally

1,646

Est. population

28,761/km²

66%

Employed

52%

Degree educated

£45,300

Median income

5.4%

Claimant rate

Inner cityVery high densityEstablished mixed

39

Community stability

Age profile

22%
26%
26%
16%
Under 1822%
18–3426%
35–4926%
50–6416%
65+10%

Tenure

22%
28%
40%
Own outright22%
Own (mortgage)28%
Private rent40%
Social rent10%
Shared ownership0%

Ethnicity

31%
24%
22%
White British31%
White Other24%
Asian22%
Black13%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine15%
No car household44%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Private rent40%
Social rent10%

vs. London

Income vs London+7.9%

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)
17
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)
6
Largest scheme
66 homes · SITE OF HORNBEAM & REDWOOD TOWERS, 1-2, SITE OF HORNBEAM & REDWOOD TOWERS, 1-2, HOLLYDOWN WAY, E11
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
101, 101, Hainault Road, Leytonstone, E11 1DX9 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
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

Live in E11 4BG? 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 4BG.
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 4BG

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

No spam. Unsubscribe anytime.

Key facts for E11 4BG

Full postcodeE11 4BG
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.566112
Longitude-0.000301
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