Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56241, -0.00012

E11 4DR— Grove Green, Waltham Forest

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

The practical family move

 

Schools 100%Safety 83/100Transport 48/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
83
Schools
60
Transport
48
Environment
70
Investment
45

The bottom line

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

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Location

E11 4DR

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 4DR

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E11 4DR 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 · 3 min walk

KS2: 106.4

—

Secondary

Norlington School and 6th Form

Not yet inspected · 7 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 · 11 min walk

7 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 · 642m

Crime is 22% 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£8,005/m²
Price per ft²£744/ft²
Avg floor area88.1 m²

EPC breakdown

C
14%
D
38%
E
8%

Based on 60 properties · Confidence: high

Street mix

Semi 7%Terraced 67%Flat 24%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£220,250
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)
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

1995–2025 · CAGR

+8.2%

Total change

+955%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.1%

per year

Acceleration

-33.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £700k+ · 96 sales

Property Type Mix

Total: 96 sales

Semi-detached7.3%
Terraced69.8%
Flat/maisonette22.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£61k£127k+107.4%5
Post-dot-com plateau2001–2004£119k£163k+36.6%4.8
Pre-crash peak2005–2007£228k£300k+31.6%3.3
GFC & correction2008–2012£233k£235k+0.9%3
Help-to-Buy recovery2013–2016£324k£480k+48.3%2.7
Brexit uncertainty2017–2019£725k£337k-53.5%1
Pandemic surge2020–2021£540k£665k+23.1%4.5
Rate-rise correction2022–2023£659k£570k-13.5%2.5
Current market2024–2025£708k£644k-9.1%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Weakest performer

Flat/maisonette

-1.9% alpha

Terraced+0% α
Local
8.5%
District
8.5%
Flat/maisonette-1.9% α
Local
7.2%
District
9.1%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

65out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing9
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

28

Walkability score

125

Footpaths (500m)

0

Santander docks (800m)

1.3 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

19

Car parks (800m)

9

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)100
Nearest car park197m
Santander docks (800m)0
Nearest cycle dock1.3 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 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: 7.0 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

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

FRANCIS ROAD MEDICAL CENTRE

94 FRANCIS ROAD, LEYTON, E10 6PP

3 min walk

79%

Recommend GP

79%

Overall GP experience

14

GPs within 1km

6

Dentists within 1km

9

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

447

Parks (1km)

8

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketAseda Trading · 1.5 km
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

856m

Post office

Nearby shops

13 Express116 m
SVA Food & Wine183 m
Dhillon Wines213 m
Marmelo434 m

Nearby cafes

Albert & Francis384 m
Scottalia422 m
Unity Cafe434 m
Tamping Grounds473 m

Nearby restaurants

Asparago265 m
Zaxx415 m
Chris's Fish Bar424 m
Munch & Crunch437 m

Nearby pubs

Northcote Arms255 m
Heathcote & Star409 m
Champions Bar622 m
The Bell642 m

Nearby gyms

Leytonstone Leisure Centre397 m
Pause494 m
Muscle Hut Leytonstone604 m
Blueprint Fitness641 m

Nearby pharmacies

Burns Chemist761 m
Langthorne Pharmacy797 m
Acheason Chemist1.1 km

Nearby health

Hampton Surgery411 m
J. Dineen Dental Surgery721 m
Harrow Road GP Practice725 m
LL Medical Care778 m
Food hygiene (5-star)63% of 48

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ADRIAN STANNARD LTD
ALIABDELAMIR LTD
BIRCHTREE LAW CHAMBERS LIMITED
DJB TV PRODUCTIONS LIMITED
HOLISTICAA GROUP LTD

+4 more

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

61.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,845m
Crossrail 2 route5,005m

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
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%
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)
12
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
L/A 31, L/A 31, Colville Road, Leytonstone, E118 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 4DR

Full postcodeE11 4DR
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.562413
Longitude-0.000117
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