Postcode · London

E10 9BY area guide

Who lives in E10 9BY, what homes sell for, and how it compares on crime, schools and transport.

Neighbourhood: Baker's Arms
Council: Waltham Forest
Region: London
Neighbourhood population: 1,314 (2024)

E10 9BYLondon

At a glance

What E10 9BY is like

E10 9BY is a postcode in the Baker's Arms area of Waltham Forest. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 1,314 people. 14.7% of households own their home, 17.8% rent privately and 54.8% are in social housing. The largest age group is 40–44, and 54.5% of adults are in work. It ranks among the more deprived parts of England. Higher-harm crime is well above the England and Wales average.

Scores

How E10 9BY compares

Headline figures for E10 9BY, set against England as a whole.

AffluenceMore

3.0/ 10

More deprived than most. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

8/ 10

Higher than most: 46.4 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

TransportMore

10.0/ 10

Excellent: 12 stations within a mile, 36 bus stops within 800m.

SchoolsMore

100%

Rated good or better across 25 inspected schools within 1 mile.

Household incomeMore

£60,209

Average annual income before tax, higher than 67% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where E10 9BY differs most from the national average.

01
A student area
12.1% of adults are full-time students, against 7.9% across England. Expect HMO demand and term-time turnover.
02
Higher crime than mostLook closer
46.4 higher-harm crimes per 1,000 people a year, against 31.1 across England and Wales.
03
A young populationPositive
25.1% of residents are aged 20 to 34 (the peak renting age), against 19.6% across England.
04
More deprived than mostLook closer
Scores 3.0 out of 10 on the English Indices of Deprivation 2025 (where 1 is most deprived). Yields can be higher, but check tenant demand street by street.
05
A lot of social housingLook closer
54.8% of homes are social housing, against 17.1% across England.

Questions

E10 9BY FAQs

Is E10 9BY a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 3.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 46.4 per 1,000 people a year, band 8 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 10.0 out of 10 (excellent).

Is E10 9BY safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 46.4 offences per 1,000 people a year around E10 9BY, well above the 31.1 average across England and Wales, band 8 of 10.

Who lives in E10 9BY?

Age, home ownership and housing from the census.

The largest age group is 40–44, at 9.5% of residents. 14.7% of households own their home. The most common property type is purpose-built flat (78.8%).

Which council covers E10 9BY?

The local authority for E10 9BY is Waltham Forest.

E10 9BY comes under Waltham Forest in London. Council tax, planning applications and bin collections are handled there.

How well connected is E10 9BY?

Connectivity scores 10.0 out of 10.

There are 36 bus stops within 800m and 12 stations and tram stops within a mile, scoring 10.0 out of 10 (excellent). The nearest station is Leyton Midland Road Station, 152 yards away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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