Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.56017, -0.00108

E11 4ED— Grove Green, Waltham Forest

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 50/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
83
Schools
60
Transport
50
Environment
72
Investment
44

The bottom line

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

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Location

E11 4ED

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-22.0% vs London avg

Deep-dive guides for E11 4ED

🛡️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 4ED 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 · 10 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

Ronald Openshaw Nursery School

Outstanding · 16 min walk

6 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

91

Road safety score

5

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 679m

Crime is 22% 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£9,901/m²
Price per ft²£920/ft²
Avg floor area57.8 m²

EPC breakdown

C
35%
D
8%
E
2%

Based on 45 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£144,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2003-2006
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

1998–2025 · CAGR

+8.2%

Total change

+730%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.1%

per year

Acceleration

-33.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £50k–£75k · 24 sales

Property Type Mix

Total: 24 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£67k£83k+24.1%2.3
Post-dot-com plateau2001–2004£88k£171k+95.4%2.7
Pre-crash peak2005–2006£250k£220k-12%1
GFC & correction2008–2010£268k£75k-72%1
Help-to-Buy recovery2015–2016£399k£510k+27.8%1
Pandemic surge2021–2021£550k£550k+0%1
Current market2024–2025£650k£552k-15.1%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.9% alpha

Terraced-1.9% α
Local
17.5%
District
19.4%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

33

Walkability score

154

Footpaths (500m)

0

Santander docks (800m)

1.1 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

17

Car parks (800m)

15

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)985
Nearest car park364m
Santander docks (800m)0
Nearest cycle dock1.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

82%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed428 Mbps
Median download417 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
NoiseNONE
road
SEVERE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.7 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 49%
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

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

500

Parks (1km)

17

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

3

Convenience

Nearest supermarketAseda Trading · 1.3 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)

686m

Post office

Nearby shops

Dhillon Wines45 m
SVA Food & Wine89 m
13 Express187 m
News & Grocers437 m

Nearby cafes

Shaketown448 m
Albert & Francis486 m
Scottalia512 m
Royal Cafe549 m

Nearby restaurants

Asparago303 m
Sangria Restaurant430 m
Doner King431 m
Fat Bites472 m

Nearby pubs

Northcote Arms47 m
The Birkbeck Tavern404 m
Champions Bar435 m
The Leyton Engineer470 m

Nearby gyms

Leytonstone Leisure Centre380 m
Muscle Hut Leytonstone569 m
The Gym579 m
Pause601 m

Nearby pharmacies

Langthorne Pharmacy578 m
Burns Chemist632 m
Asda736 m
Acheason Chemist865 m

Nearby health

J. Dineen Dental Surgery494 m
LL Medical Care556 m
Langthorne Sharma Family Practice559 m
Langthorne Health Centre571 m
Food hygiene (5-star)43% of 77

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ABWENZI ATHU LTD
FRANCESCO IMX LIMITED
GARMSANDSWAG LTD
QUICK HOME ENERGY SOLUTIONS LTD

Investment

Investment grade, yield and market outlook

44

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 score20/100
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

64.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,595m
Crossrail 2 route5,073m

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)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
18
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)
16
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
PART OF CORPUS CHRISTI SCHOOL SITE, PART OF CORPUS CHRISTI SCHOOL SITE, GOODALL ROAD, E11 4EP12 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 4ED

Full postcodeE11 4ED
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.560172
Longitude-0.001081
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