Living in E11, Waltham Forest
What the open data says about house prices, schools, crime and flood risk around E11 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 E11
144 recorded home sales on the streets around central E11 in the last 2 years, with a median of £485,000 and a range from £148,500 to £1,700,000. Mostly flats and maisonettes.
| Address | Type | Sold for | Date |
|---|---|---|---|
| FLAT 1 ROBART HOUSE, 1 LEMNA ROAD, E11 1FF | flat-maisonette | £325,000 | 2026-06-04 |
| 22 HAROLD ROAD, E11 4QY | flat-maisonette | £395,000 | 2026-05-15 |
| 64 DAVIES LANE, E11 3DR | terraced | £850,000 | 2026-05-08 |
| 63 LEYSPRING ROAD, E11 3BP | terraced | £1,037,500 | 2026-05-07 |
| 6 DACRE ROAD, E11 3AG | terraced | £618,500 | 2026-05-05 |
| 55 VERNON ROAD, E11 4QT | terraced | £760,000 | 2026-04-22 |
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
140 schools within 3 miles , of which 95% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance |
|---|---|---|---|
| Davies Lane Primary School | Primary | Outstanding | 0.3 mi |
| Earlham Primary School | Primary | Outstanding | 1.5 mi |
| Sybourn Primary School | Primary | Outstanding | 1.8 mi |
| St Saviour's Church of England Primary School | Primary | Outstanding | 1.9 mi |
| St Angela's Ursuline School | Secondary | Outstanding | 2.0 mi |
| Churchfields Infants' School | Primary | Outstanding | 2.0 mi |
85 state primary and 29 state secondary schools within range, plus 12 fee-paying schools.
Private schools
12 fee-paying schools within 3 miles: Azhar Academy Girls School, Forest School, Grangewood Independent School, Hafs Academy, Lantern of Knowledge Secondary School, Madaniyah Foundation and others.
All 12 fee-paying schools near E11, 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 | 26.1% |
| Associate professional and technical | 16.8% |
| Managers, directors and senior officials | 13.2% |
| Elementary occupations | 10.5% |
| Skilled trades | 8.7% |
Source: ONS Census 2021, table TS063, for this district's small area.
Crime
598 crimes recorded within roughly a mile of central E11 in 2026-06, most commonly anti social behaviour.
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 5 of 10 on the Index of Multiple Deprivation (moderately deprived ), based on Waltham Forest's figures.
Common questions about E11
What is the average house price in E11?
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 E11?
Prices in Waltham Forest are up 2.5% on a year ago (UK House Price Index).
What do houses actually sell for in E11?
The median of 144 recorded sales around central E11 in the last 2 years is £485,000, ranging from £148,500 to £1,700,000 (HM Land Registry Price Paid Data).
Are the schools good in E11?
140 schools sit within 3 miles of central E11, and 95% are rated Outstanding or Good by Ofsted.
How much crime is there in E11?
598 crimes were recorded within roughly a mile of central E11 in 2026-06, most commonly anti social behaviour (Police.uk).
Is E11 at risk of flooding?
Central E11 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 E11 a good place to live?
That depends on what you need, so here is what the official data says rather than an opinion: 95% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £485,000; the area sits in decile 5 of 10 on the Index of Multiple Deprivation; 598 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is E11 safe?
598 crimes were recorded within roughly a mile of central E11 in 2026-06, according to Police.uk. The most common category was anti social behaviour. 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? E11 or E10, E11 or E7, E11 or E18.
Want the full picture for a specific property?
This page covers E11 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.