Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56362, 0.00129

E11 4DH— Grove Green, Waltham Forest

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

The practical family move

 

Schools 100%Safety 83/100Transport 52/100Low yield 3.13%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
83
Schools
60
Transport
52
Environment
70
Investment
56

The bottom line

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

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Location

E11 4DH

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-22.0% vs London avg

Deep-dive guides for E11 4DH

🛡️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 4DH 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

Connaught School for Girls

Not yet inspected · Inspected Feb 2025 · 5 min walk

P8: -0.12A8: 51.5

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

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.8 incidents per 1,000 residents

Better than 62% of London
→ Stable

-25% vs borough

Crime by type

Other28%
Violence & sexual offences23%
Anti-social behaviour17%
Theft11%
Vehicle crime10%
Drug offences9%
Robbery1%
Burglary1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 612m

Crime is 22% below London average

Property

Prices, sales volume and market trends

Avg floor area94.7 m²

EPC breakdown

D
6%
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£236,750
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, 100 mm loft insulation
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

1996–2018 · CAGR

+10%

Total change

+707%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.4%

per year

Acceleration

-122.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 12 sales

Property Type Mix

Total: 12 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£57k£79k+38.6%1
Post-dot-com plateau2003–2004£145k£240k+65.5%1.5
Pre-crash peak2005–2006£229k£186k-19%1.5
GFC & correction2012–2012£250k£250k+0%1
Help-to-Buy recovery2016–2016£525k£525k+0%1
Brexit uncertainty2018–2018£460k£460k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+2.6% alpha

Terraced+2.6% α
Local
8.6%
District
6%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

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
8.5 min walk
Leytonstone High Road

Nearby stations

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

26

Walkability score

109

Footpaths (500m)

0

Santander docks (800m)

1.4 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

19

Car parks (800m)

9

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)109
Nearest car park54m
Santander docks (800m)0
Nearest cycle dock1.4 km

Nearby car parks

🅿️
Iceland· yes
694m

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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.1 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.7 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

12

GPs within 1km

4

Dentists within 1km

8

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

394

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketAseda Trading · 1.6 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

1

Libraries (1km)

0

Cinemas (2km)

944m

Post office

Nearby shops

13 Express243 m
Garlands Express330 m
SVA Food & Wine349 m
Dhillon Wines373 m

Nearby cafes

Unity Cafe279 m
Albert & Francis455 m
Scottalia496 m
Tamping Grounds529 m

Nearby restaurants

Happy Valley284 m
Filly Brook378 m
Asparago393 m
Zaxx481 m

Nearby pubs

Heathcote & Star251 m
Northcote Arms420 m
Calamity Tank557 m
The Bell604 m

Nearby gyms

Leytonstone Leisure Centre435 m
Blueprint Fitness538 m
Pause546 m
Studio M548 m

Nearby pharmacies

Burns Chemist827 m
Langthorne Pharmacy917 m
Acheason Chemist1.2 km

Nearby health

Hampton Surgery258 m
Harrow Road GP Practice748 m
I. E. Barmania's Dental Practice869 m
J. Dineen Dental Surgery887 m
Food hygiene (5-star)64% of 42

Business

Local businesses registered here

Active businesses
4
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

METRO MEDIA PLUS LTD
SEAHORSE CARDIAC SOLUTIONS LIMITED
SEAHORSE LABORATORIES LIMITED
SEAHORSE SCIENTIFIC SERVICES LTD.

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 score17/100
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

48.6

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,010m
Crossrail 2 route5,011m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,004 nationally

1,967

Est. population

25,354/km²

69%

Employed

50%

Degree educated

£45,300

Median income

5.1%

Claimant rate

Inner cityVery high densityEstablished mixed

40

Community stability

Age profile

21%
30%
28%
14%
Under 1821%
18–3430%
35–4928%
50–6414%
65+8%

Tenure

20%
31%
38%
Own outright20%
Own (mortgage)31%
Private rent38%
Social rent10%
Shared ownership1%

Ethnicity

30%
26%
22%
White British30%
White Other26%
Asian22%
Black10%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household49%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent38%
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%
Historic landfill (400m)
1
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
216 homes · CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD, E11
Pipeline pressure
NONE

Named schemes (500m)

SITE OF HORNBEAM & REDWOOD TOWERS, 1-2, SITE OF HORNBEAM & REDWOOD TOWERS, 1-2, HOLLYDOWN WAY, E1166 homes
completed
FORMER JOINERY WORKS (PEPPIATT), 155, FORMER JOINERY WORKS (PEPPIATT), 155, ASHVILLE ROAD, E1119 homes
completed
137, 137, NEWPORT ROAD, E10 6PQ11 homes
completed
PHASES 3D, 3E & 3F, CATHALL ROAD ESTATE, PHASES 3D, 3E & 3F, CATHALL ROAD ESTATE, CATHALL ROAD, E1110 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 4DH

Full postcodeE11 4DH
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.563621
Longitude0.001292
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