Land by postcode · E area · E11
What the open records say about the E11 postcode district in Greater London: recent sales, planning designations and controls, and the council that decides applications. District-level facts to read before you sell or develop a plot in Waltham Forest, London.
Residential sales recorded by HM Land Registry between 2024-08 and 2026-07. This is market context for the district, not a land valuation: what a plot is worth depends on what can be built on it, which these figures do not show.
Sales in 24 months
1,104
Median sale price
£581,250
Median £ per m² of floor area
£8,250
Median, last 12m vs prior 12m
-2.9%
£585,000 → £568,000
Mix of sales: 2% detached, 10% semi-detached, 43% terraced, 46% flats.
New-build sales 2023–2024: 6 of 1,053 (1%). A rough proxy for recent building activity: these are homes sold by builders, not development sites.
For each designation on the planning.data.gov.uk register, the share of the 842 live postcodes in E11 whose centroid falls inside it. This measures postcodes, not land area, and says nothing about any individual plot.
6 of 842 postcodes
Redbridge
84 of 842 postcodes
Wanstead Village · Wanstead Grove · Aldersbrook · Wanstead Park · Snaresbrook and 3 more
547 of 842 postcodes
8 separate directions recorded, each removing particular permitted development rights within a defined area.
No postcodes in E11 fall inside: National Landscape (AONB), National Park.
Flood zones, tree preservation orders, local plan allocations, settlement boundaries and non-designated heritage are not included here and are checked in a full assessment.
1% of postcodes in E11 are inside the Green Belt, so Waltham Forest, London has land both inside and outside it. Which side of the boundary a plot sits on determines whether the Green Belt tests apply to it at all.
65% of postcodes are covered by an Article 4 direction, which removes specific permitted development rights in that area, so changes that are automatic elsewhere need a planning application there.
These are district-level facts. The free assessment checks your actual boundary against the same registers and the local plan and tells you plainly what they mean for your plot.
Decided planning applications in E11 since 2021, from the council registers, grouped by the kind of scheme a landowner might be weighing up. Extensions, conditions and tree works are left out. Counts, not estimates.
Taken from the units table on the planning form itself, so this is homes actually created, not a reading of the description. 17 decided since 2021, 3 refused, typically 89 days to a decision.
10 of 17
approved, 59%
47% across London
21 homes approved of 34 applied for
Approved examples
First Floor Flat, 55 57 (1 new home)
Change of use of part first floor from ancillary retail to residential. (Retrospective) (summary)
Approved 2022-01-14, Redbridge ref 4521/21
Development At Land North Of 2, Seagry Road (3 new homes)
Erection of a two storey building to create three self-contained flats (2x2 bedroom and 1x1 bedroom) with associated waste/refuse, cycle sto...
Approved 2024-07-12, Redbridge ref 0637/24
By the kind of plot, from the wording of each proposal:
3 decided since 2021, 2 refused, typically 110 days to a decision
0 of 3
approved
36% across London
15 decided since 2021, 7 refused, typically 123 days to a decision
6 of 15
approved, 40%
43% across London
Approved examples
Development At Land North Of 2, Seagry Road
Erection of a two storey building to create three self-contained flats (2x2 bedroom and 1x1 bedroom) with associated waste/refuse, cycle sto...
Approved 2024-07-12, Redbridge ref 0637/24
LEMNA COURT, 30 Lemna Road
Construction of a new floor over the existing 3rd floor to provide 3 self-contained flats, provision of communal roof terrace, refuse storag...
Approved 2026-04-14, Waltham Forest ref 232916
REAR OF 682 High Road Leytonstone, E11 3AA
Demolition of the existing warehouse to facilitate the construction of a two storey residential building comprising 4 self-contained flats (...
Approved 2024-11-04, Waltham Forest ref 240365
5 decided since 2021, 2 refused, typically 133 days to a decision
2 of 5
approved, 40%
45% across London
Approved examples
First Floor Flat, 55 57
Change of use of part first floor from ancillary retail to residential. (Retrospective) (summary)
Approved 2022-01-14, Redbridge ref 4521/21
Development At 42, High Street
Change of use of second and third floors from Offices into two self-contained flats (2 x 1 bedroom) with associated cycle and waste/refuse s...
Approved 2022-10-27, Redbridge ref 2771/22
Also decided here: 31 applications for outbuildings, annexes or garden buildings, 23 approved, typically 71 days.
Decided planning applications (not extensions, conditions or tree works) in this postcode district from the councils' own registers, classified by the wording of each proposal. Counts, not estimates; where a class has fewer than three applications it is not shown.
E11 is split between planning authorities: Waltham Forest (65% of sampled postcodes), Redbridge (35% of sampled postcodes).
Draw your boundary, tell us what you own, and an architect checks it against these registers and the local plan. Free, no obligation, and you get a straight written answer.
It depends on where the plot sits, not on the district average. In E11, 1% of postcodes are in the Green Belt, 10% in a conservation area. On Green Belt or National Landscape plots a new home is the exception and needs a specific case; a replacement dwelling, a conversion or a modest extension is usually the realistic route there. Outside those designations the questions that decide it are whether the plot is inside or adjoining the settlement boundary in the local plan, whether it has its own road access, and what is next to it. A plot on the edge of a village or town with access has the best chance; an open field outside the settlement boundary rarely gets consent for housing whatever the market is doing.
Often, yes. 65% of postcodes in E11 are under an Article 4 direction (8 separate directions), which withdraws particular permitted development rights, so an outbuilding, extension or change of use that is automatic elsewhere needs an application there. Outside those areas, permitted development applies to houses and their gardens but not to agricultural land or paddocks, where a new building or a new use normally needs permission or prior approval.
Developers look at three things before they talk about price: whether the plot is outside the Green Belt and any National Landscape, whether it sits inside or beside the settlement boundary, and what finished homes sell for. In E11 the median sale is £581,250, and only 1% of 2023–2024 sales were new-build homes, so builders have been quiet here. A single plot usually goes to a local builder or a self-builder; a site for five or more homes attracts regional housebuilders, normally through an option or a conditional contract rather than an outright purchase, so the price you see quoted is not the price you receive.
There is no district figure for land, because a plot's value comes from what can be built on it, not from where it is. As a guide, a serviced plot with consent for one house commonly sells for around a third of the finished house value, which in E11 would be measured against a £581,250 median sale. The same plot without consent, or inside the Green Belt, is worth a small fraction of that, and a paddock with no realistic route to consent is worth agricultural or amenity value only. The free check tells you which of those your plot is before you talk to anyone about a price.
Three places: the local plan and its policies map for the settlement boundary and allocations, the council's planning register for what has been approved or refused on neighbouring land, and planning.data.gov.uk for the national designations. That is an evening's work if you know what you are looking for. The alternative is to draw your boundary on this site: an architect checks it against the same records and writes back within 48 hours with a plain answer, free and without obligation.
Computed from open-data records; district-level, not plot-level measurements. Sales: HM Land Registry Price Paid Data (2024-08-01 to 2026-07-31), © Crown copyright, Open Government Licence. Designations: planning.data.gov.uk (OGL), retrieved 2026-09-05; conservation areas and Article 4 directions are made locally and published on that national register. Postcode centroids: OS Code-Point Open 2026.3.0, contains OS data © Crown copyright and database right 2026. Place name is the most common post town in the sales records. Figures computed 2026-09-06.