Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56378, 0.00365

E11 4EB— Grove Green, Waltham Forest

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

The practical family move

 

Top 5% LondonSchools 100%Safety 85/100Transport 54/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
77
Safety
85
Schools
90
Transport
54
Environment
71
Investment
45

The bottom line

E11 4EB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

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Location

E11 4EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E11 4EB

🛡️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 4EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Mayville Academy

Good · Inspected May 2024 · 6 min walk

KS2: 104.9

—

Secondary

Connaught School for Girls

Not yet inspected · Inspected Feb 2025 · 4 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 · 9 min walk

5 primaries · 2 secondaries · 1 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

98

Road safety score

2

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 495m

Crime is 44% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,548/m²
Price per ft²£515/ft²
Avg floor area73.8 m²

EPC breakdown

C
4%
D
3%
E
1%

Based on 8 properties · Confidence: low

Street mix

Terraced 25%Flat 63%Other 13%

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£184,500
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7%

Total change

+659%

Market Activity

Price Velocity & Acceleration

Current Velocity

+63.5%

per year

Acceleration

+76.79

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 6 sales

Property Type Mix

Total: 6 sales

Terraced33.3%
Flat/maisonette66.7%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£56k£56k+0%1
Post-dot-com plateau2003–2003£142k£142k+0%1
Pre-crash peak2006–2006£280k£280k+0%1
Pandemic surge2020–2020£300k£300k+0%1
Rate-rise correction2022–2022£260k£260k+0%1
Current market2025–2025£425k£425k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
7.2 min walk
Leytonstone High Road

Nearby stations

Leytonstone High Road Rail StationSuffragette
4 min walk
Leytonstone High RoadNational Rail
4 min walk
Leytonstone Underground StationCentral
7 min walk
Leyton Underground StationCentral
13 min walk
Leyton Midland Road Rail StationSuffragette
13 min walk
No bus stops within 400m

34

Walkability score

115

Footpaths (500m)

0

Santander docks (800m)

1.5 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

21

Car parks (800m)

12

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)109
Nearest car park113m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
Iceland· yes
555m

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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.8 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

5 min walk

72%

Recommend GP

72%

Overall GP experience

10

GPs within 1km

5

Dentists within 1km

9

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.5 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

479

Parks (1km)

28

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

1

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)

628m

Post office

Nearby shops

Garlands Express306 m
13 Express331 m
SVA Food & Wine468 m
Dhillon Wines479 m

Nearby cafes

Unity Cafe282 m
Matt Cup Roastery408 m
George's Cafe409 m
Flavaz Grill & Kitchen440 m

Nearby restaurants

Happy Valley285 m
Filly Brook331 m
Leytonstone Spice397 m
Grill Chill415 m

Nearby pubs

Heathcote & Star249 m
Calamity Tank398 m
Stone Mini Market454 m
The Bell481 m

Nearby gyms

Blueprint Fitness377 m
Studio M388 m
Leytonstone Leisure Centre399 m
Muscle Hut Leytonstone551 m

Nearby pharmacies

Burns Chemist789 m
Langthorne Pharmacy938 m
Acheason Chemist1.2 km

Nearby health

Hampton Surgery272 m
Harrow Road GP Practice670 m
I. E. Barmania's Dental Practice836 m
Wongs Dental Surgery879 m
Food hygiene (5-star)43% of 98

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BHATI PROPERTY LIMITED

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

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

4/100

Velocity score

Future outlook

71.5

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,107m
Crossrail 2 route5,140m

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
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)
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)
14
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
SITE, 158, SITE, 158, NORMAN ROAD, E11 4RL22 homes
completed
FORMER JOINERY WORKS (PEPPIATT), 155, FORMER JOINERY WORKS (PEPPIATT), 155, ASHVILLE ROAD, E1119 homes
completed
PHASES 3D, 3E & 3F, CATHALL ROAD ESTATE, PHASES 3D, 3E & 3F, CATHALL ROAD ESTATE, CATHALL ROAD, E1110 homes
completed
Land adjacent to 58, Land adjacent to 58, Southwell Grove Road, Leytonstone, E119 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 4EB

Full postcodeE11 4EB
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.563778
Longitude0.003651
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