Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.55941, -0.00204

E11 4EE— Grove Green, Waltham Forest

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

The family fortress

 

Top 10% LondonSchools 100%Safety 83/100Transport 57/100Low yield 3.13%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
83
Schools
60
Transport
57
Environment
74
Investment
56

The bottom line

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

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Location

E11 4EE

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 4EE

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E11 4EE 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 · 11 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 · 15 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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 756m

Crime is 22% below London average

Property

Prices, sales volume and market trends

Avg floor area72 m²

EPC breakdown

C
6%

Based on 6 properties · Confidence: low

Street mix

Terraced 42%Flat 58%

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£180,000
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
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 250 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

2007–2022 · CAGR

+4.1%

Total change

+83%

Market Activity

Price Velocity & Acceleration

Current Velocity

+83.2%

per year

Acceleration

+113.76

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 12 sales

Property Type Mix

Total: 12 sales

Terraced41.7%
Flat/maisonette58.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£250k£250k+0%2
GFC & correction2008–2012£234k£220k-6%1
Help-to-Buy recovery2013–2016£232k£393k+69.5%2
Pandemic surge2020–2021£360k£250k-30.6%1.5
Rate-rise correction2022–2022£458k£458k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Weakest performer

Terraced

-5.7% alpha

Flat/maisonette+1.6% α
Local
19.2%
District
17.6%
Terraced-5.7% α
Local
0%
District
5.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
4.1 min walk
Leytonstone High Road

Nearby stations

Leyton Underground StationCentral
5 min walk
Leytonstone High Road Rail StationSuffragette
11 min walk
Leytonstone High RoadNational Rail
11 min walk
Leytonstone Underground StationCentral
15 min walk
Leyton Midland Road Rail StationSuffragette
15 min walk
No bus stops within 400m

33

Walkability score

125

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria43 min ↑
Waterloo41 min ↑
Canary Wharf30 min ↓
City ★29 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

13

Car parks (800m)

13

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)943
Nearest car park449m
Santander docks (800m)0
Nearest cycle dock1.1 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 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: 6.6 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 25%
More green space than 79% of London

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

4 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 · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

488

Parks (1km)

22

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketAseda Trading · 1.2 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)

1

Cinemas (2km)

675m

Post office

Nearby shops

Dhillon Wines149 m
SVA Food & Wine178 m
13 Express294 m
News & Grocers373 m

Nearby cafes

Shaketown367 m
Royal Cafe489 m
Albert & Francis524 m
Scottalia543 m

Nearby restaurants

Doner King337 m
Asparago341 m
Sangria Restaurant343 m
Fat Bites401 m

Nearby pubs

Northcote Arms106 m
The Birkbeck Tavern340 m
Champions Bar347 m
The Leyton Engineer385 m

Nearby gyms

Leytonstone Leisure Centre455 m
The Gym472 m
Muscle Hut Leytonstone626 m
Pause635 m

Nearby pharmacies

Langthorne Pharmacy535 m
Asda631 m
Burns Chemist647 m
Acheason Chemist830 m

Nearby health

J. Dineen Dental Surgery389 m
LL Medical Care511 m
Langthorne Sharma Family Practice513 m
Langthorne Health Centre527 m
Food hygiene (5-star)36% of 95

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

DYNAMIC FIX 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 score21/100
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

57.9

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,489m
Crossrail 2 route5,012m

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)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
20
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)
14
Largest scheme
79 homes · 3, 3, Langthorne Road, Leytonstone, E11 4HL
Pipeline pressure
NONE

Named schemes (500m)

CORPUS CHRISTI SITE, CORPUS CHRISTI SITE, GOODALL ROAD, E11 4EP24 homes
completed
PART OF CORPUS CHRISTI SCHOOL SITE, PART OF CORPUS CHRISTI SCHOOL SITE, GOODALL ROAD, E11 4EP12 homes
completed
LAND ADJACENT, 33, LAND ADJACENT, 33, WEBSTER ROAD, E1112 homes
completed
L/A 31, L/A 31, Colville Road, Leytonstone, E118 homes
completed
202, 202, High Road, Leyton, E10 5PS7 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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Compare Waltham Forest with nearby boroughs:

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Key facts for E11 4EE

Full postcodeE11 4EE
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.559415
Longitude-0.002038
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
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