Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56538, -0.00194

E11 4BL— Grove Green, Waltham Forest

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

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 82/100Transport 39/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
69
Safety
82
Schools
60
Transport
39
Environment
67
Investment
39

The bottom line

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

Less suited to Car-free commuters.

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Location

E11 4BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+5.2% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for E11 4BL

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How E11 4BL 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 · 4 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.4 incidents per 1,000 residents

Better than 56% of London
→ Stable

-14% vs borough

Crime by type

Other27%
Anti-social behaviour26%
Violence & sexual offences24%
Vehicle crime15%
Burglary3%
Drug offences2%
Theft2%
Robbery1%

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 · 907m

Crime is 10% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£8,092/m²
Price per ft²£752/ft²
Avg floor area77.3 m²

EPC breakdown

C
8%
D
18%
E
8%
F
1%

Based on 35 properties · Confidence: high

Street mix

Semi 5%Terraced 33%Flat 60%Other 2%

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£193,250
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 BAnnual charge £1,500
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+9.3%

Total change

+1120%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.3%

per year

Acceleration

-48.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 59 sales

Property Type Mix

Total: 59 sales

Semi-detached5.1%
Terraced35.6%
Flat/maisonette59.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£51k£69k+35.8%3.5
Post-dot-com plateau2001–2004£68k£204k+199.3%2.5
Pre-crash peak2005–2007£203k£310k+53.1%2
GFC & correction2009–2012£180k£275k+52.8%1.7
Help-to-Buy recovery2013–2016£370k£415k+12.2%2.2
Brexit uncertainty2017–2019£442k£494k+11.7%2
Pandemic surge2020–2021£355k£519k+46.1%2.5
Rate-rise correction2022–2023£710k£450k-36.6%2
Current market2024–2025£650k£622k-4.3%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Weakest performer

Flat/maisonette

+0% alpha

Terraced+1% α
Local
9.3%
District
8.3%
Flat/maisonette+0% α
Local
7.2%
District
7.2%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

21

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

1.4 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

11

Car parks (800m)

15

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)29
Nearest car park344m
Santander docks (800m)0
Nearest cycle dock1.4 km

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 waterMEDIUM
Medium
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: 7.1 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 87% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.4 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

2 min walk

72%

Recommend GP

72%

Overall GP experience

9

GPs within 1km

1

Dentists within 1km

6

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

150

Parks (1km)

11

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Heathcote & Star (287 m)

Nearest supermarketAseda Trading · 1.9 km
4 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

679m

Post office

Nearby shops

Marmelo312 m
Francis Road Supermarket317 m
Garlands Express342 m
Deren Supermarket343 m

Nearby cafes

Unity Cafe282 m
Albert & Francis299 m
Tamping Grounds325 m
Scottalia331 m

Nearby restaurants

Happy Valley287 m
Zaxx306 m
Chris's Fish Bar308 m
Munch & Crunch337 m

Nearby pubs

Heathcote & Star287 m
Northcote Arms560 m
Gravity Well Taproom628 m
Coach and Horses730 m

Nearby gyms

Pause333 m
Fit As Leyton565 m
Leytonstone Leisure Centre722 m
Anytime Fitness757 m

Nearby pharmacies

Langthorne Pharmacy1.1 km

Nearby health

Hampton Surgery263 m
J. Dineen Dental Surgery952 m
LL Medical Care1.1 km
Langthorne Sharma Family Practice1.1 km
Food hygiene (5-star)57% of 60

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

1-3 JERSEY ROAD LIMITED
CHAUFFEURS (LONDON) LTD
DROBETA SERVICES LTD

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

66.7

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,071m
Crossrail 2 route4,717m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,825 nationally

1,645

Est. population

28,685/km²

77%

Employed

59%

Degree educated

£44,200

Median income

5.9%

Claimant rate

SuburbanVery high densityEstablished mixed

39

Community stability

Age profile

19%
30%
32%
13%
Under 1819%
18–3430%
35–4932%
50–6413%
65+6%

Tenure

16%
36%
41%
Own outright16%
Own (mortgage)36%
Private rent41%
Social rent6%
Shared ownership0%

Ethnicity

40%
28%
White British40%
White Other28%
Asian11%
Black11%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine14%
No car household49%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent41%
Social rent6%

vs. London

Income vs London+5.2%

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)
21
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)
7
Largest scheme
62 homes · Hainault Triangle sites A & B, 606 - 638, Hainault Triangle sites A & B, 606 - 638, High Road, 15 - 25 Hainault Road, Leyton, E10
Pipeline pressure
NONE

Named schemes (500m)

36 -58, 36 -58, Claude Road, 176 -198 & 200 - 222 Murchison Road, Leyton, E10 6ND28 homes
completed
FORMER JOINERY WORKS (PEPPIATT), 155, FORMER JOINERY WORKS (PEPPIATT), 155, ASHVILLE ROAD, E1119 homes
completed
LAND ADJACENT, 48, LAND ADJACENT, 48, BELGRAVE ROAD, E1012 homes
completed
137, 137, NEWPORT ROAD, E10 6PQ11 homes
completed
3, 3, Wallwood Road, Leytonstone, E11 1DF8 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 4BL

Full postcodeE11 4BL
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.565375
Longitude-0.001935
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