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.
House prices
Average price in Waltham Forest: £522,743, up 2.5% on a year ago (2026-06). The wider London average is £553,870.
What actually sold around E10
146 recorded home sales on the streets around central E10 in the last 2 years, with a median of £515,500 and a range from £176,000 to £1,100,000. Mostly flats and maisonettes.
| Address | Type | Sold for | Date |
|---|---|---|---|
| 16 LEASOWES ROAD, E10 7BE | flat-maisonette | £383,000 | 2026-06-01 |
| 35 CRESCENT ROAD, E10 5JJ | terraced | £710,000 | 2026-06-01 |
| FLAT 19 JOHN STRYPE COURT HIGH ROAD LEYTON, E10 5EB | flat-maisonette | £400,000 | 2026-05-22 |
| 2 PRIMROSE ROAD, E10 5ED | terraced | £208,000 | 2026-05-07 |
| 3 TENNYSON ROAD, E10 5JS | flat-maisonette | £540,000 | 2026-04-22 |
| 73A GRANGE PARK ROAD, E10 5ER | flat-maisonette | £434,040 | 2026-04-21 |
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.
Schools nearby
152 schools within 3 miles , of which 96% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance |
|---|---|---|---|
| Sybourn Primary School | Primary | Outstanding | 0.6 mi |
| St Saviour's Church of England Primary School | Primary | Outstanding | 0.8 mi |
| Davies Lane Primary School | Primary | Outstanding | 1.2 mi |
| Mandeville Primary School | Primary | Outstanding | 1.3 mi |
| Kingsmead Primary School | Primary | Outstanding | 1.3 mi |
| Southwold Primary School | Primary | Outstanding | 1.7 mi |
89 state primary and 34 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.
Crime
738 crimes recorded within roughly a mile of central E10 in 2026-06, 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.
Common questions about E10
What is the average house price in E10?
The average sold price in Waltham Forest is £522,743 as of 2026-06, according to the UK House Price Index.
Are house prices rising in E10?
Prices in Waltham Forest are up 2.5% on a year ago (UK House Price Index).
What do houses actually sell for in E10?
The median of 146 recorded sales around central E10 in the last 2 years is £515,500, ranging from £176,000 to £1,100,000 (HM Land Registry Price Paid Data).
Are the schools good in E10?
152 schools sit within 3 miles of central E10, and 96% are rated Outstanding or Good by Ofsted.
How much crime is there in E10?
738 crimes were recorded within roughly a mile of central E10 in 2026-06, 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: 96% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £515,500; the area sits in decile 4 of 10 on the Index of Multiple Deprivation; 738 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is E10 safe?
738 crimes were recorded within roughly a mile of central E10 in 2026-06, 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
Weighing two up? E10 or E11, E10 or E17, E10 or E20.
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.