Postcode E10 6BU is located in a major urban area, within the Forest area of Waltham Forest in the London region, and forms part of the Whipps Cross area. It has high deprivation and high crime levels, with around 85.2 crimes per 1,000 residents per year, about 34% below the London average of 130 per 1,000. The average income per household in Whipps Cross is £75,791 per year. The median sale price in Forest is £630,000 (around £603 per square foot), with typical sale prices between £361,250 and £810,000. The nearest station is Leyton Midland Road, about 0.5 miles away. There are 11 primary and 5 secondary schools in the area. There are 4 parks nearby, the closest small park is Abbotts Park.
Whipps Cross has a high level of deprivation, ranked at position 8,735 out of 32,844 areas in England, placing it within the top 27% most deprived areas in England.
Whipps Cross has a high crime rate, with approximately 85.2 reported incidents per 1,000 population each year.
Approximately 36.4% of homes on this street are social housing provided by a local council or housing association. Across the surrounding area, around 13.1% of dwellings are socially rented.
The average income per household in Whipps Cross is £75,791 per year.
No significant noise sources from railways or roads near E10 6BU.
Whipps Cross near E10 6BU has no flood risk (less than 0.1% chance of a flood each year) from rivers and sea.
The nearest station is Leyton Midland Road located about 0.5 miles away. There are 5 stations nearby.
| Distance | Zone | Name | Lines | Directions |
|---|---|---|---|---|
| 0.5 mi | 3 | Leyton Midland Road | Overground | Walking directions to Leyton Midland Road |
| 0.7 mi | 4 | Wood Street | Overground | Walking directions to Wood Street |
| 0.8 mi | 3 | Walthamstow Central | Overground, Victoria | Walking directions to Walthamstow Central |
| Distance | Name | Size | Directions |
|---|---|---|---|
| 0.4 mi | Abbotts Park | Small | Walking directions to Abbotts Park |
| 0.1 mi | Knotts Green | Small | Walking directions to Knotts Green |
| 0.5 mi | Leyton Manor Park | Small | Walking directions to Leyton Manor Park |
Based on 91 recent sales, the median property price is £630,000 (about £603 per square foot) in Forest area, with individual transactions ranging from £148,000 up to £1,160,000.
| Type | Sales | Median | £/sq ft |
|---|---|---|---|
| Detached | 1 | £1,007,000 | £663 |
| Semi-Detached | 8 | £862,000 | £633 |
| Terraced | 45 | £765,000 | £596 |
| Flats | 37 | £360,000 | £588 |
Sale price
| Year | Flats | Semi-Detached | Terraced |
|---|---|---|---|
| 2016 | £344,000 | £604,250 | £545,000 |
| 2017 | £345,500 | £655,000 | £597,500 |
| 2018 | £319,500 | £650,000 | £592,500 |
| 2019 | £322,500 | £663,000 | £560,000 |
| 2020 | £391,000 | £670,000 | £670,000 |
| 2021 | £380,500 | £743,375 | £647,500 |
| 2022 | £375,000 | £700,000 | £670,000 |
| 2023 | £380,000 | £689,250 | £685,000 |
| 2024 | £345,000 | £787,525 | £742,500 |
| 2025 | £380,000 | £842,000 | £732,000 |
| 2026 | £345,000 | £950,000 | £774,250 |
Price per sq ft
| Year | Flats | Semi-Detached | Terraced |
|---|---|---|---|
| 2016 | £548 | £439 | £496 |
| 2017 | £568 | £435 | £535 |
| 2018 | £567 | £492 | £492 |
| 2019 | £523 | £488 | £513 |
| 2020 | £579 | £523 | £553 |
| 2021 | £593 | £596 | £566 |
| 2022 | £585 | £573 | £584 |
| 2023 | £620 | £672 | £604 |
| 2024 | £536 | £671 | £625 |
| 2025 | £569 | £609 | £595 |
| 2026 | £543 | £708 | £614 |
There were 50+ recent sold properties in the last 18 months near E10 6BU.
| Date | Address | Type | Tenure | Price | Map |
|---|---|---|---|---|---|
| 05 Feb 2026 | 69, Matlock Road, London, E10 6BU | Terraced | Freehold | £660,000 | |
| 07 Nov 2025 | 49, Matlock Road, London, E10 6BU | Terraced | Freehold | £790,000 | |
| 02 Jul 2025 | 14, Matlock Road, London, E10 6BU | Terraced | Freehold | £545,000 | |
| 30 Apr 2026 | Flat 15, Livingstone Court, 45, Matlock Road, London, E10 6BX | Flats | Leasehold | £326,750 | |
| 16 Mar 2026 | 131, Essex Road, London, E10 6BS | Terraced | Freehold | £824,999 |
In the E10 6BU postcode area, located within Whipps Cross, there are 11 primary and 5 secondary schools in close proximity.
Ratings include official Ofsted judgements and Area360 summaries of inspection grades. Open a school’s profile for its inspection grades and results.
| Distance | Phase | Name | Type | Rating | Links |
|---|---|---|---|---|---|
| 0.1 mi | 16 plus | Leyton Sixth Form College | Further education | Unrated Unrated. | |
| 0.2 mi | Primary | Barclay Primary School | Academy converter | Outstanding Area360 rating. Inspected 3 Feb 2026. | |
| 0.4 mi | Primary | Henry Maynard Primary School | Community school | Good Ofsted rating. Inspected 19 Sept 2023. |
15 nearby supermarkets & convenience stores within 0.5 mi of E10 6BU
| Distance | Name | Address | Directions |
|---|---|---|---|
| 0.1 mi | Quickpay | 766 Lea Bridge Road, Walthamstow, London, E17 9DN | Walking directions to Quickpay |
| 0.2 mi | Tesco Express | 727a Lea Bridge Road, Walthamstow, London, E17 9DZ | Walking directions to Tesco Express |
| 0.3 mi | Sahan Market | 791-793 Lea Bridge Road, Walthamstow, London, E17 9DS | Walking directions to Sahan Market |
| 0.3 mi | Bakers Arms Food Centre | 790 High Road Leyton, Leyton, London, E10 6AE | Walking directions to Bakers Arms Food Centre |
| 0.3 mi | Happy Food Centre | 619-623 Lea Bridge Road, Leyton, London, E10 6AJ | Walking directions to Happy Food Centre |
Annual council tax rates for Waltham Forest district.
Council tax bands are based on the value of your property. Most homes fall into bands A to D.
Elected local representatives for E10 6BU, including ward councillors and the local member of parliament.
Paul Perkins
Forest - Elected 7 May 2026
Simone McNichols-Thomas
Forest - Elected 7 May 2026
Yuksel Gonul
Forest - Elected 7 May 2026
Calvin Bailey
Leyton and Wanstead - Elected 4 Jul 2024
The area around E10 6BU records about 85 crimes per 1,000 residents per year, which is a high crime rate for England: it scores 7 out of 10 on the Area360 crime scale, where 10 is the highest crime level. Across London as a whole the rate is about 130 per 1,000. The most common offences locally are violence and sexual offences, anti-social behaviour and other theft.
The median sale price around E10 6BU in Forest is £630,000 (about £603 per square foot) based on 91 registered sales according to HM Land Registry data.
There are 20 schools close to E10 6BU, including Leyton Sixth Form College, Barclay Primary School (Outstanding) and Henry Maynard Primary School (Good). Ratings are official Ofsted judgements or Area360 summaries of the latest available inspection grades.
The closest station to E10 6BU is Leyton Midland Road in TfL zone 3, about 769 m away, serving the Overground line.
E10 6BU scores 8 out of 10 on the deprivation scale, where 10 is the most deprived. Its neighbourhood ranks 8,735 of 32,844 in England on the official Index of Multiple Deprivation (rank 1 is the most deprived).
The Member of Parliament for Leyton and Wanstead covering E10 6BU is Calvin Bailey (Labour Party), elected at the 2024 general election. The area is represented by 3 local councillors: Paul Perkins (Green Party), Simone McNichols-Thomas (Green Party) and Yuksel Gonul (Green Party).