Living in E10, Waltham Forest
What the open data says about house prices, schools, crime and flood risk around E10 in Waltham Forest. Built from the same sources as every property report on this site, not opinion or marketing copy.
- Homes on the streets around central E10 sold at a median of £520,000 across 151 recorded sales, above the England average of £290,000 (HM Land Registry).
- Prices across Waltham Forest are up 2.8% on a year ago (UK House Price Index).
- Of the 149 schools within about 3 miles, 87% are rated Good or Outstanding, against 90% of state schools in England (Ofsted).
- The centre of E10 is in flood zone 1 (low probability), on the Environment Agency flood map for planning.
- A Band D household in Waltham Forest pays £2,387 in council tax for 2026-27, every precept included (MHCLG).
- Police recorded 723 crimes within roughly a mile of the centre in August 2026, most commonly violent crime (Police.uk).
Figures gathered 16 October 2026, each from the source named in its section.
House prices
Average price in Waltham Forest: £529,102, up 2.8% on a year ago (July 2026). The wider London average is £550,037.
Check sold prices for a specific address in E10 →
See where E10 ranks across London →
Council tax at Band D in Waltham Forest: £2,387 a year (2026-27). Running costs by postcode: council tax, energy, tenure, and the estate charge no listing shows →
Compare E10 with another district
Sold prices, the price trend, schools, flood zone, Band D council tax and crime for E10 against any other district, each from the source the section below names.
What actually sold around E10
151 recorded home sales on the streets around central E10 in the last 2 years, with a median of £520,000 and a range from £176,000 to £1,100,000. Mostly flats and maisonettes.
| Address | Type | Sold for | Date |
|---|---|---|---|
| 15 Burchell Road, E10 5AY | Terraced | £800,000 | 14 Aug 2026 |
| 116 Capworth Street, E10 7HE | Terraced | £850,000 | 7 Aug 2026 |
| Flat 9 Rose Court, 2 Campion Road, E10 5GN | Flat or maisonette | £271,000 | 31 Jul 2026 |
| 2 Lawton Road, E10 6RR | Flat or maisonette | £535,000 | 29 Jul 2026 |
| 14 Burchell Road, E10 5AZ | Terraced | £545,000 | 15 Jul 2026 |
| 16 Primrose Road, E10 5ED | Terraced | £600,000 | 24 Jun 2026 |
How to read this
Source: HM Land Registry Price Paid Data. Every sale of a registered property in England and Wales appears here once it completes, so the most recent weeks are always still filling in.
Source: HM Land Registry Price Paid Data
Schools nearby
149 schools within 3 miles , of which 87% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance | Admitted from |
|---|---|---|---|---|
| Riverley Primary School | Primary | Outstanding | 0.2 mi away | 0.33 mi varies |
| Willow Brook Primary School Academy | Primary | Outstanding | 0.3 mi away | 0.48 mi varies |
| Sybourn Primary School | Primary | Outstanding | 0.6 mi away | no figure |
| St Saviour's Church of England Primary School | Primary | Outstanding | 0.8 mi away | 0.35 mi varies |
| South Grove Primary School | Primary | Outstanding | 1.0 mi away | 0.39 mi varies |
| Davies Lane Primary School | Primary | Outstanding | 1.2 mi away | 0.56 mi varies |
Schools in E10 with a published admission distance
How far away the last child offered a place lived, as the council published it. Tightest first; each name opens the school's page and its postcode checker.
| School | Stage | Admitted from | Round |
|---|---|---|---|
| Riverley Primary School | Primary | 0.33 mi | varies |
| Willow Brook Primary School Academy | Primary | 0.48 mi | varies |
| Barclay Primary School | Primary | 0.55 mi | varies |
Will an address here get a place? How far Waltham Forest schools admitted from, school by school →
89 state primary and 31 state secondary schools within range, plus 10 fee-paying schools.
Private schools
10 fee-paying schools within 3 miles: Azhar Academy Girls School, Big Creative Independent School, Forest School, Gatehouse School, Hafs Academy, Lantern of Knowledge Secondary School and others.
All 10 fee-paying schools near E10, with ages and admissions →
Fee-paying schools are inspected by the Independent Schools Inspectorate, not Ofsted, and the ISI publishes no open data feed. That is why they carry no rating here. A missing grade means we cannot see one, not that the school was judged poorly.
What people here do for work
The most common occupations among working residents, from the 2021 Census. This is occupation rather than industry: it says what people do, not which industries employ them.
| Occupation group | Share of workers |
|---|---|
| Professional occupations | 20.2% |
| Elementary occupations | 16.0% |
| Associate professional and technical | 13.4% |
| Managers, directors and senior officials | 12.9% |
| Skilled trades | 10.1% |
Source: ONS Census 2021, table TS063, for this district's small area.
How E10 has changed since 2011
The biggest move: degree-level adults, up 11.1 points since 2011, with England's change beside each line.
How to read this
The census neighbourhood at the centre of E10 (E01004432, 1,935 residents in 2021, up 10.3% on 2011) on the 2011 and 2021 censuses, with England's own change over the same decade for scale. Each line is a share of the neighbourhood's households or residents, so a growing area and a shrinking one compare fairly. The biggest move here: degree-level adults, up 11.1 points.
| Measure | 2011 | 2021 | Change | England |
|---|---|---|---|---|
| Households that own their home | 51.8% | 52.1% | +0.3 pts | -2.0 pts |
| Households renting privately | 37.1% | 36.0% | -1.1 pts | +3.7 pts |
| Households renting socially | 9.4% | 11.2% | +1.8 pts | -0.6 pts |
| Residents under 15 | 24.7% | 20.3% | -4.4 pts | -0.3 pts |
| Residents 65 and over | 7.0% | 8.6% | +1.6 pts | +2.1 pts |
| Adults with a degree or equivalent | 33.8% | 44.9% | +11.1 pts | +6.5 pts |
| Residents born outside the UK | 49.6% | 47.8% | -1.8 pts | +3.6 pts |
| Residents in good or very good health | 84.8% | 87.2% | +2.4 pts | +0.8 pts |
| Residents in a white ethnic group | 39.7% | 44.3% | +4.6 pts | -4.4 pts |
Office for National Statistics, Census 2011 and Census 2021, Open Government Licence. A district holds many neighbourhoods; the full report for an address shows the one it sits in.
Crime
723 crimes recorded within roughly a mile of central E10 in August 2026, most commonly violent crime.
Flood risk
Zone 1 (low probability). This is the Environment Agency's flood zone for the area's centre point, an individual property's own risk can differ, especially near a specific watercourse.
Deprivation
This area falls in decile 4 of 10 on the Index of Multiple Deprivation (moderately deprived ), based on Waltham Forest's figures.
Getting around & nearby essentials
6 supermarkets, 20 pharmacies, 171 restaurants and cafés, 17 pubs, 4 hospitals within a mile of central E10, hospitals within three miles.
Buses from the centre of E10
Best-served stop: Leyton Sports Ground, with 17.8 buses an hour on weekday daytimes.
Evenings, Sundays and routes
The best-served stop within 800 m of the centre of E10 is Leyton Sports Ground: 17.8 buses an hour on a weekday daytime, 14.2 in the evening and 13.8 on Sunday daytime; first bus 00:10, last 00:21. Routes there: 97, 69, W16. 5 stops with a scheduled service within that distance.
Departures a passenger can board, from the timetables operators publish to the Department for Transport's Bus Open Data Service, for Tuesday 8 Sep 2026 and Sunday 13 Sep 2026. Scheduled, not observed. Two stops on opposite sides of a road are two stops. The full report does this for the stops within 500 m of an address.
Source: operators' timetables on the Bus Open Data Service (Department for Transport)
GP practices and A&E
3 GP practices within 3.0 km of the centre of E10. The nearest, Crawley Road Medical Centre, has 10,379 registered patients and 3,951 patients per fully qualified GP, against an England median of 2,186.
| Practice | From the centre | Patients | Per qualified GP |
|---|---|---|---|
| Crawley Road Medical Centre | 0.3 mi | 10,379 | 3,951 |
| Sma Medical Practice | 0.3 mi | 10,930 | 3,533 |
| The Manor Practice | 0.4 mi | 8,916 | 3,647 |
Nearest A&E: Barts Health NHS Trust, where 62.2% of type 1 attendances were seen within four hours in July 2026; then Barking, Havering and Redbridge University Hospitals NHS Trust at 60.9%.
How to read this
NHS England: patients registered at a GP practice (1 Aug 2026), the general practice workforce (July 2026), and A&E attendances by provider, monthly. Fully qualified GPs exclude trainees. Practices are matched by postcode.
Source: NHS England, monthly releases
Council tax and the council's finances
A Band D household in Waltham Forest pays £2,387 for 2026-27, all precepts included, a rise of 4.8% on the year before against an England median rise of 4.8%. Every band for Waltham Forest, and how it compares.
| Year | Band D bill | Rise |
|---|---|---|
| 2021-22 | £1,863 | +5.9% |
| 2022-23 | £1,940 | +4.1% |
| 2023-24 | £2,056 | +6.0% |
| 2024-25 | £2,174 | +5.7% |
| 2025-26 | £2,278 | +4.8% |
| 2026-27 | £2,387 | +4.8% |
Exceptional Financial Support. Waltham Forest was agreed support by government for 2026-27 (£19.0m). Support is permission to borrow, or to spend capital receipts, on day-to-day services because the council could not otherwise set a balanced budget. Councils in this position tend to cut services and raise council tax by the most the rules allow.
How to read this
A home's own band is on its council tax bill, free to look up at gov.uk/council-tax-bands; the report shows every band's bill at the council beside the home's other checks.
Ministry of Housing, Communities and Local Government, live council tax tables (Band D, area averages) and the Exceptional Financial Support lists published each year; section 114 notices as published by the councils.
Source: MHCLG live council tax tables and Exceptional Financial Support lists
Common questions about E10
What is the average house price in E10?
The average sold price in Waltham Forest is £529,102 as of July 2026, according to the UK House Price Index.
Are house prices rising in E10?
Prices in Waltham Forest are up 2.8% on a year ago (UK House Price Index).
What do houses actually sell for in E10?
The median of 151 recorded sales around central E10 in the last 2 years is £520,000, ranging from £176,000 to £1,100,000 (HM Land Registry Price Paid Data).
Are the schools good in E10?
149 schools sit within 3 miles of central E10, and 87% are rated Outstanding or Good by Ofsted.
How much crime is there in E10?
723 crimes were recorded within roughly a mile of central E10 in August 2026, most commonly violent crime (Police.uk).
Is E10 at risk of flooding?
Central E10 sits in Zone 1 (low probability) for river and sea flooding (Environment Agency). Individual addresses vary, so check the full report for a specific property.
Is E10 a good place to live?
That depends on what you need, so here is what the official data says rather than an opinion: 87% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £520,000; the area sits in decile 4 of 10 on the Index of Multiple Deprivation; 723 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is E10 safe?
723 crimes were recorded within roughly a mile of central E10 in August 2026, according to Police.uk. The most common category was violent crime. Crime counts follow how many people are around, so a busy district records more than a quiet one of the same size.
Neighbouring districts
Want the full picture for a specific property?
This page covers E10 as a whole. For sold price history, EPC rating, exact-address crime and flood risk, school catchment areas and 30+ other checks on one specific property, search its full postcode.