Grove Green · Waltham Forest · Leyton and Wanstead constituency · 51.55868, -0.00354

E11 4EQ— Grove Green, Waltham Forest

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 63/100Low yield 2.90%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
83
Schools
60
Transport
63
Environment
73
Investment
48

The bottom line

E11 4EQ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £600,000 median — a strong choice for Families.

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Location

E11 4EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+15.4% vs London avg
vs London income+7.9% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for E11 4EQ

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

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“The family fortress”

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How E11 4EQ 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 · 6 min walk

KS2: 106.4

—

Secondary

Norlington School and 6th Form

Not yet inspected · 12 min walk

P8: +0.35A8: 52.9

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.4 incidents per 1,000 residents

Better than 60% of London
→ Stable

-21% vs borough

Crime by type

Violence & sexual offences25%
Anti-social behaviour18%
Other17%
Drug offences15%
Vehicle crime11%
Theft7%
Burglary7%
Robbery1%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 875m

Crime is 18% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£600,000

Median sale price

Above London median by 15%

£600,000 is 15% above the London median (£520,000)

+8.4%

This year

Terraced

Dominant type

Price history

5-year change
+5.3%
Sales (24 months)5
New build0.0%
Avg terraced£708,540
Avg flat£600,000
Price per m²£6,061/m²
Price per ft²£563/ft²
Avg floor area99.3 m²

EPC breakdown

C
15%
D
9%

Based on 24 properties · Confidence: medium

Street mix

Semi 3%Terraced 78%Detached 5%Flat 14%

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

Stamp duty

Standard buyer£17,500
First-time buyerFTB
£8,750
Additional propertyBTL/2nd
£35,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.2×

Price-to-income

£3,001/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£248,250
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, insulated (assumed)
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

+8.2%

Total change

+969%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.4%

per year

Acceleration

+3.16

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 34 sales

Property Type Mix

Total: 34 sales

Detached5.9%
Semi-detached2.9%
Terraced76.5%
Flat/maisonette14.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£61k£135k+121.9%1.5
Post-dot-com plateau2001–2003£170k£125k-26.5%1.3
Pre-crash peak2006–2007£290k£250k-13.8%4.5
GFC & correction2008–2012£210k£323k+53.6%1.5
Help-to-Buy recovery2014–2015£425k£250k-41.2%1
Pandemic surge2021–2021£570k£570k+0%1
Current market2024–2025£600k£651k+8.4%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.9% alpha

Weakest performer

Terraced

-0.4% alpha

Flat/maisonette+2.9% α
Local
6.8%
District
3.9%
Terraced-0.4% α
Local
7.8%
District
8.2%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Leyton Underground StationCentral line
2.5 min walk
Leyton Midland Road

Nearby stations

Leyton Underground StationCentral
3 min walk
Leytonstone High Road Rail StationSuffragette
12 min walk
Leyton Midland Road Rail StationSuffragette
16 min walk
Leyton Midland RoadNational Rail
16 min walk
Leytonstone Underground StationCentral
17 min walk
No bus stops within 400m

38

Walkability score

193

Footpaths (500m)

0

Santander docks (800m)

1.0 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

11

Car parks (800m)

13

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)922
Nearest car park560m
Santander docks (800m)0
Nearest cycle dock1.0 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.5 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 40%
More green space than 77% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.5 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

5 min walk

79%

Recommend GP

79%

Overall GP experience

14

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

503

Parks (1km)

27

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 1.4 km
2 tennis courts1 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

0

Libraries (1km)

2

Cinemas (2km)

592m

Post office

Nearby shops

Dhillon Wines277 m
SVA Food & Wine295 m
News & Grocers358 m
Food City388 m

Nearby cafes

Shaketown265 m
Royal Cafe410 m
Cafe du Metro455 m
Costa463 m

Nearby restaurants

Doner King217 m
Sangria Restaurant234 m
Pizza Hut Delivery308 m
Fat Bites310 m

Nearby pubs

Northcote Arms225 m
Champions Bar236 m
The Leyton Engineer276 m
Kapture299 m

Nearby gyms

The Gym340 m
Leytonstone Leisure Centre577 m
Pause669 m
Score Leisure Centre669 m

Nearby pharmacies

Asda498 m
Langthorne Pharmacy540 m
Leyton Orient Pharmacy688 m
Burns Chemist715 m

Nearby health

J. Dineen Dental Surgery256 m
Langthorne Sharma Family Practice515 m
LL Medical Care515 m
Langthorne Health Centre532 m
Food hygiene (5-star)35% of 109

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

A.J AFTAB LIMITED
CITY RIDE CABS LTD
HYPER MARGIN LTD
JABBAR KHAN ENTERPRISES LIMITED
MAREK RUSIN LTD

+2 more

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

70.4

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,366m
Crossrail 2 route4,913m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,916 nationally

1,891

Est. population

30,000/km²

66%

Employed

44%

Degree educated

£45,300

Median income

6.1%

Claimant rate

Urban coreVery high densityRenters

32

Community stability

Age profile

18%
35%
24%
13%
Under 1818%
18–3435%
35–4924%
50–6413%
65+10%

Tenure

22%
16%
48%
Own outright22%
Own (mortgage)16%
Private rent48%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

18%
27%
37%
White British18%
White Other27%
Asian37%
Black10%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine18%
No car household56%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent48%
Social rent12%

vs. London

Income vs London+7.9%
Price vs London+15.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
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)
18
Largest scheme
79 homes · 3, 3, Langthorne Road, Leytonstone, E11 4HL
Pipeline pressure
NONE

Named schemes (500m)

Municipal Offices, Municipal Offices, High Road Leyton, Leyton, E10 5QJ32 homes
completed
South side of, South side of, Maud Road, Leyton, E1025 homes
completed
CORPUS CHRISTI SITE, CORPUS CHRISTI SITE, GOODALL ROAD, E11 4EP24 homes
completed
Municipal Offices, Municipal Offices, High Road Leyton, Leyton, E10 5QJ17 homes
completed
PART OF CORPUS CHRISTI SCHOOL SITE, PART OF CORPUS CHRISTI SCHOOL SITE, GOODALL ROAD, E11 4EP12 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£600,000)

£17,500

Standard buyer

£8,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E11 4EQ

Full postcodeE11 4EQ
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardGrove Green
Latitude51.558676
Longitude-0.003542
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