Acacia Road
Waltham Forest, Greater London, England
Reality check: At £481,250, this is a premium entry point. Strong 30% growth over 5 years supports the investment case.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Strong case: liquid market (score 90), 30% 5-year growth.
Safety score of 25 is the main barrier. School proximity doesn't compensate for high crime.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Decent connectivity, but some areas could be better.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: liquid market (score 90), 30% 5-year growth.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (25), environment (35), service access (30). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
At £481,250, this is likely out of reach for most first-time buyers.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
Things You Should Know
Safety score 25/100 — crime rates are well above average. Exercise caution, especially at night.
How Life Works Here
Acacia Road is located in Waltham Forest, near London, Greater London. Crime is a significant concern, with 300 incidents recorded in 12 months — well above the national average. Anti-social behaviour dominates reports. 94 violent offences were recorded (31% of total). Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. Transport connections are strong, with rail and bus and tram links nearby. The nearest stop (Leytonstone Fire Station) is 207m away. The median property price is £481,250, with strong growth of 30% over five years. Based on 72 transactions recorded since 2014. The market is highly active with frequent sales. Social housing makes up a significant share of properties, with larger households suggesting families. There are 20 schools within 2 km, 20 rated Good or Outstanding by Ofsted. 6 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 71m away. However, high crime rates and a dense urban environment significantly undermine family suitability despite the school provision. This street may particularly suit property investors. Overall, this street scores 54 out of 100 for liveability. Note that the composite score masks a serious safety concern that may outweigh other strengths for many residents.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling)
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
DEFRA noise & air quality, OS green space
HM Land Registry price paid data
GIAS schools + Ofsted ratings
OSM footpath density + connectivity
EPC Register — awaiting public API access
Environment Agency flood zones
Property Market
Terraced | Freehold | Market: hot
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Public Services Nearby
Public facilities within walking distance from Acacia Road, with detailed information for each.
gyms & sports centres (4)
- Muscle Hut Leytonstone 295m · 4 min walk
- Studio M 348m · 4 min walk
- Leytonstone Leisure Centre 441m · 6 min walk
- Fitness Hub East London 730m · 9 min walk
hospitals (2)
- Woodbury Unit 1961m · 24 min walk
- London Hyperbaric Medicine 1988m · 25 min walk
libraries (3)
- Harrow Green Community Library 394m · 5 min walk
- Leytonstone Library 899m · 11 min walk
- Leyton Library 1275m · 16 min walk
parks & green spaces (2)
- Langthorne Park 673m · 8 min walk
- Church Lane Community Garden 732m · 9 min walk
schools (5)
- Acacia Nursery 71m · 1 min walk
- Mayville Primary School 422m · 5 min walk
- Davies Lane Primary School 475m · 6 min walk
- Buxton School 499m · 6 min walk
- The Jenny Hammond Primary School 542m · 7 min walk
Transport Links
Similar Streets
- First Avenue — Waltham Forest54
- Shernhall Street — Waltham Forest54
- Third Avenue — Waltham Forest54
- Dyers Hall Road — Waltham Forest54
- Lister Road — Waltham Forest54
Data Transparency
View all data sources
- OS Open Roads — Crown copyright and database right
- HM Land Registry Price Paid Data — Crown copyright
- police.uk crime data — Open Government Licence v3.0
- OpenStreetMap — ODbL licence
- DfT NaPTAN — Open Government Licence v3.0
- GIAS schools data — Crown copyright
- Environment Agency flood data — OGL v3.0
- DEFRA noise and air quality — OGL v3.0
- ONS Census 2021 — Open Government Licence v3.0
All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.
Data updated: