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Living in Leyton: Local Guide and Property Market

August 25, 2021

Leyton in East London takes its name from the River Lea and was originally known as the settlement by the Lea. From its origins as a small village, it grew with the coming of the railway and the subsequent growth of industry and associated housing.

The area was badly damaged by the blitz during the Second World War, but was largely rebuilt through a municipal housing programme. Among the more famous residents of Leyton and neighbouring Leytonstone are the film director Alfred Hitchcock and footballer David Beckham.

Leyton today

Leyton has benefited from extensive regeneration in recent years as a result of its close proximity to the Queen Elizabeth Olympic Park, and there are more large projects in the pipeline. It has great transport links and more and more local amenities. The town centre has been smartened up, with new cafes and delis moving in, attracting first-time buyers who like the affordable property prices and wealth of period property for sale in Leyton.

Living in Leyton

Leyton offers a suburban lifestyle that’s close enough to the city, but has many parks and green spaces as well as easy access to the Olympic Park, Hackney Marshes, Lee Valley Regional Park, Epping Forest and the Essex countryside.

Abbots Park is the largest park in the area with a good mix of play equipment, tennis courts and open space for picnics or ball games. Leyton Jubilee Park offers a large area of quiet green space.

The district has very good transport connections to other areas of London and beyond. The Central Line offers easy access to central London and the West End in around 30 minutes. Just one stop away is Stratford Station which has connections to the Docklands Light Railway, mainline rail services to Liverpool Street and East Anglia and Crossrail, due in 2022. There will also be a Crossrail station at nearby Forest Gate.

Leyton offers overground rail access between Barking and Gospel Oak, helping you reach North London easily. Buses are readily available in the area and there are good road links to the A12 and the M25 and M11 motorways. For cyclists, Leyton is part of the London Cycle Network with good access to central London.

There is a good range of schools in Leyton covering all age groups. Three of the district’s primary schools have been rated ‘outstanding’ by Ofsted and all of its secondary schools rated as good. Neighbouring Leytonstone also offers a number of private schools.

Shopping is easy in Leyton. Leyton High Road and neighbourhood roads have a good mix of local stores, as well as national supermarkets. Leyton Mills Retail Park has a large selection of national brand names, with Westfield just a Central Line stop away at Stratford. For fresh fruit and vegetables, you won’t do better than New Spitalfields Market on your doorstep.

Leyton has a great and growing range of pubs, bars, cafes, restaurants and delicatessens to choose from. The Leyton Star is well-known for its range of drinks and regular social events. For family entertainment, Leyton Great Hall offers a variety of concerts, cabarets and theatre performances and there are regular events at the Olympic Park, including concerts, festivals and sports events. For football fans, Leyton Orient and West Ham United stadiums are close by.

Leyton property market: Sales

The Leyton property market offers plenty of types of properties. Although there are smaller one and two bed flats, the majority of properties here are terrace properties, offering either freehold or share of freehold. These terraces offer three to four bedrooms on residential streets.

Portico’s real time sale prices for 1 bedroom homes are £270,000, 2 bedroom homes £399,000, 3 bedroom homes £602,000 and 4 bedroom homes £724,000. The largest availability of properties is in 2 bedroom homes, followed by 3 bedroom properties.

The pandemic has brought a huge shift in the local housing market as Londoners are increasingly choosing to swap the city life for a more peaceful and affordable suburban home. Portico agreed nearly twice as many sales in our East London offices in the last quarter of 2020, compared to the same period in 2019.

The average sale price in Leyton and Leytonstone increased by 17 per cent from summer 2020 to the end of 2020. The figures seem to indicate that buyers are prepared to spend more on a more expensive property than they ever have, and buyers tend to be buying three and four-bedroom houses, rather than two or three-bedroom places.

According to Rightmove, properties in Leyton had an overall average price of £506,773 over the last year. The majority of sales in Leyton during the last year were terraced properties, selling for an average price of £610,192. Flats sold for an average of £392,008, with semi-detached properties fetching £681,377. Overall, prices in Leyton over the last year were 12 percent up on the previous year and 12 percent up on the 2018 peak of £453,803.

Property for sale in Leyton


3 Bedrooms, 1 Bathroom

Selby Road, Leytonstone, E11

£595,000 (Freehold)

View property details.

3 Bedrooms, 2 Bathrooms

St. Georges Road, Leyton, E10

£550,000 (Freehold)

View property details.

1 Bedroom, 1 Bathroom

Dollar Bay Place, Lime House, E14

£545,000 (Leasehold)

View property details.


3 Bedrooms, 1 Bathroom

Church Lane, Leytonstone, E11

£425,000 (Leasehold)

View property details.

2 Bedrooms, 1 Bathroom

Rosefield Gardens, Poplar, E14

£310,000 (Leasehold)

View property details.

Leyton property market: Rentals

Leyton is attracting young professionals and people moving out of central London who want to rent affordable properties.

Portico’s real time weekly rental charges for studio flats are £181, for 1 bedroom properties £249, 3 bedroom properties £381 and 4 bedroom homes £511. The largest rental availability is for 2 bedroom homes, followed equally by 3 and 1 bedroom properties.


Property for rent in Leyton

3 Bedrooms, 1 Bathroom

Grove Green Road, Leytonstone, E11

£415 per week (£1,805 pcm) tenancy info

View property details.

3 Bedrooms, 1 Bathroom

Grove Green Road, Leytonstone, E11

£415 per week (£1,805 pcm) tenancy info

View property details.


2 Bedrooms, 1 Bathroom

Ashville Road, Leytonstone, E11

£323 per week (£1,404 pcm) tenancy info

View property details.


2 Bedrooms, 1 Bathroom

Vicarage Road, Leyton, E10

£300 per week (£1,304 pcm) tenancy info

View property details.

Investment and growth

Leyton is part of the borough of Waltham Forest and the Council is working to deliver more affordable homes for local people, including Council homes for rent and for shared ownership, where local residents get the first option to buy so they can get a foot on the housing ladder.The Council is aiming to deliver 18,000 new homes across the borough over the next 10 years and an important part of these developments is delivering improved transport services, new health hubs, schools and community facilities alongside new shops and work spaces to provide local jobs.

The Score Centre, one of the largest single planning applications in the history of the borough, has been submitted to the Council. Plans include 750 homes, a new indoor sports complex, health centre, commercial space, civic square, nursery and district heating centre. The homes include 48 percent designated as ‘affordable’ and would be provided in a series of tower blocks up to 18 storeys tall.

The development will also create approximately 200 long-term full-time jobs across a range of sectors, as well as construction jobs for the area including 38 training placements. If granted planning permission, the scheme is due to be completed by 2027.

The Council has also commissioned a firm of architects to develop a blueprint for the redevelopment of a 25 hectare area of east London covering the New Spitalfields and Leyton Mills area of the Lea Valley to the north of Queen Elizabeth Olympic Park. The blueprint could deliver up to 5,700 new homes.

The arrival of Crossrail at nearby Stratford and Forest Gate stations is likely to fuel demand for properties in the area.

Looking to buy, rent or invest in Leyton?

The combination of good existing housing stock and ambitious regeneration plans make Leyton an attractive destination for anyone looking for a home or an investment in a pleasant suburban area.

Leyton has many attractive features for homebuyers, tenants and landlords. If you would like to find out more about the area, or about specific properties, please contact our Leyton office on 020 8539 3650 and our local estate agents can give you the inside story. If you own a property or rental property in Leyton or in London, find out how much it’s currently worth with our online valuation tool.


We already know how much your rental property is worth. Type your postcode to find out and get an online valuation within 60 seconds.

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