Leyton · Waltham Forest · Leyton and Wanstead constituency · 51.55288, -0.01574

E20 3AD— Leyton, Waltham Forest

Location and area intelligence for E20 3AD, Leyton, Waltham Forest

Workplace / area profile

This postcode has no recorded homes — it reads as a workplace or commercial address. Residential measures like liveability, schools-for-families and mortgage context are not shown.

 

Schools 100%Safety 63/100Transport 44/100Low yield 2.34%
Compare areas

Balanced area — no standout strengths or weaknesses

Area score
60
Safety
63
Schools
76
Transport
44
Environment
96
Investment
50

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Location

E20 3AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.4% vs London avg
vs London crime+171.0% vs London avg

Deep-dive guides for E20 3AD

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

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How E20 3AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
—

Primary

Mossbourne Riverside Academy

Not yet inspected · 12 min walk

KS2: 107.8

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 20 min walk

P8: -0.74A8: 40.7

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

175.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+159% vs borough

Crime by type

Other30%
Violence & sexual offences18%
Anti-social behaviour18%
Drug offences9%
Theft9%
Vehicle crime6%
Robbery5%
Burglary5%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

10

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.1km

Crime is +171% above London average

Property

Prices, sales volume and market trends

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 yield849 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

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

Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Stratford International DLR StationDLR line
11.4 min walk
Stratford International

Nearby stations

Leyton Underground StationCentral
10 min walk
Stratford International DLR StationDLR
12 min walk
Stratford InternationalNational Rail
13 min walk
Hackney Wick Rail StationMildmay
15 min walk
Stratford (London) Rail StationElizabeth line · Greater Anglia
19 min walk
No bus stops within 400m

40

Walkability score

244

Footpaths (500m)

6

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria52 min ↑
Waterloo50 min ↑
Canary Wharf38 min ↓
City ★37 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

8

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)1092
Nearest car park193m
Santander docks (800m)6
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Hackney Marshes Car Park
631m

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.1 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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 yield849.1 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LEYTON HEALTHCARE 4TH FLOOR

4TH FLOOR, OLIVER ROAD MEDICAL CENTRE, 75 OLIVER ROAD, E10 5LG

10 min walk

60%

Recommend GP

60%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

Nearest hospitalJohn Howard Centre · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

239

Parks (1km)

0

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Mother Kelly's E20 (670 m)

No restaurants within 800m — nearest: Burger King (596 m)

Nearest supermarketWa Na Hong Oriental Supermarket · 1.1 km
8 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

826m

Post office

Nearby shops

Doufu556 m
Nisa565 m
Haji Baba Halal Meat at Asda619 m
Refill Therapy729 m

Nearby cafes

VeloPark Cafe325 m
Bridget's Cafe562 m
Papa' Bagel589 m
Brew Street Cafe & Bar at Timber Lodge605 m

Nearby restaurants

Burger King596 m
KFC663 m
Eggslut668 m
The Fat Crab669 m

Nearby pubs

Mother Kelly's E20670 m
Tina We Salute You744 m
The Leyton Star766 m
Leyton Orient Supporters Club804 m

Nearby gyms

Hackney Marshes Centre678 m
Score Leisure Centre678 m
The Gym736 m
LevelOut Reformer Pilates740 m

Nearby pharmacies

Asda565 m
Leyton Orient Pharmacy787 m

Nearby health

My E20 Dentist459 m
Leyton Healthcare784 m
J. Dineen Dental Surgery807 m
Skon Dental940 m
Food hygiene (5-star)70% of 20

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

50

Investment score

Moderate

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

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score16/100
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

35.2

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,392m
Crossrail 2 route4,107m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,369 nationally

2,677

Est. population

8,117/km²

72%

Employed

52%

Degree educated

£41,000

Median income

6.5%

Claimant rate

Inner cityHigh densityRenters

32

Community stability

Age profile

18%
37%
27%
Under 1818%
18–3437%
35–4927%
50–6411%
65+8%

Tenure

14%
24%
45%
Own outright14%
Own (mortgage)24%
Private rent45%
Social rent11%
Shared ownership6%
Rent free0%

Ethnicity

24%
27%
26%
White British24%
White Other27%
Asian26%
Black12%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine18%
No car household59%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent45%
Social rent11%

vs. London

Income vs London-2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (12 months)
1
Planning apps (3 years)
4
Local approval rate
0%
Borough approval rate
82%
Historic landfill (400m)
2
Opportunity area
Olympic Legacy
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
298 homes · Plot N02 Zone 5, West of, Plot N02 Zone 5, West of, North Avenue, Stratford, E15
Pipeline pressure
NONE

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
24.0%
Ward turnout
26%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Rhiannon EglinLabour
Whitney IhenachorLabour
Terry WheelerLabour

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Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

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Key facts for E20 3AD

Full postcodeE20 3AD
Postcode districtE20
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.552885
Longitude-0.015739
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