Area Guides

Welcome to the neighbourhoods

Leytonstone is a colourful and lively part of East London with a main street that feels a bit like an overgrown village. Within the E11 postcode are a number of neighbourhoods with homes to suit almost any requirement – from small studio flats, to spacious maisonettes, to enormous family villas – in streets brimming with property from the Victorians, Edwardians and the 1920s & 30s.

We hope you find our guide to Leytonstone’s various neighbourhoods useful. But if you’d like to know more, simply drop us a line.

Upper Leytonstone

If you’re looking for space to stretch out, head for Upper Leytonstone, extending from Cavendish Drive all the way up to Whipps Cross Road. Here is where the streets get wider and quieter with terraces of large family houses – Victorian, Edwardian, 1930s – and easier parking.

This peaceful pocket is where you’ll find some of the biggest properties in E11, with Forest Glade taking the crown for the most exclusive road. Among other notable streets are Preston Road, Poppleton Road, Maple Road, Fladgate Road, Ashbridge Road, Chadwick Road and Lytton Road, while a special mention goes to Forest Drive East and Hainault Road for their monster size double-fronted houses. Hainault Road is also where you’ll find Gwyn Jones Primary School, rated ‘Good’ by Ofsted.

Although Upper Leytonstone is slightly further from Leytonstone’s town centre and Central Line station, there is a nearby London Overground station at Leyton Midland Road where trains run between Gospel Oak (at the tip of Hampstead Heath) and Barking, with a useful connection to the Victoria Line at Blackhorse Road. That makes a journey into the West End pretty simple. (This line is currently undergoing refurbishment and will re-open in February 2017).

There’s a small local shopping parade on Hainault Road and also a few convenience stores dotted around the neighbourhood – including a sub post office – so popping out in pyjamas for a pint of milk or postage stamp is all perfectly possible.

Upper Leytonstone borders onto beautiful Epping Forest and Hollow Pond; great for nature lovers, dog-walkers, cycling enthusiasts and boating types.

Barclay Estate

Just above Upper Leytonstone, and somewhat more affordable, the Barclay Estate runs from James Lane all the way up to Lea Bridge Road. It’s named after the Barclay Park Estate, a large house and grounds that once stood here and that was owned by J G Barclay of Barclays Bank fame.

Today, the Barclay Estate is a family-friendly collection of wide avenues and some of the best Edwardian property in the neighbourhood. A shout out here to Sandringham Road and Colchester Road for their general prettiness and leafy qualities, but also to Abbots Park Road for some truly hefty houses and its namesake local park.

The Barclay Estate has two schools: Barclay Primary School, rated ‘Outstanding’ by Ofsted in March 2016, and Leyton Sixth Form College with an Ofsted rating of ‘Good’.

An extensive group of bus routes runs through the neighbourhood, including a night bus service.

South Leytonstone

When it comes to affordability, South Leytonstone wins hands down. Forming the southern tip of the E11 postcode, this neighbourhood offers some truly excellent value for money and is great for first time buyers, or simply those looking for as much space as possible at the best possible price.

Locations to look out for include the Cann Hall Estate with row upon row of archetypal Victorian terraced houses of the 2 and 3 bedroom variety – brilliant for couples and young families.

While most of the headline hipster action is happening at the northern end of Leytonstone High Road, there are a few gems to be found in these parts: excellent craft beers at The Wanstead Tap; pub grub and Sunday Roasts at the Holly Tree; and arguably London’s – perhaps the world’s! – best pie’n’mash shop, Eel Pie House.

Plenty of buses run along Leytonstone High Road from where it’s less than 10 minutes to Stratford’s major transport interchange and the retail therapy of Westfield shopping centre.


When it comes to community spirit, neighbourliness and even hard cash benefits for residents, it doesn't get any better than Bushwood. Its residents association, BARA, (www.bara.london) is the most active in E11 and subscribed to by almost 50% of Bushwood inhabitants.

Rows of Victorian terrace houses – anything from 2 to 5 bedrooms – line the streets of this small, peaceful and extremely in-demand pocket. In fact the neighbourhood takes its name from the most expensive road in E11, Bushwood, where large properties directly overlook the lush greenery of Wanstead Flats.

Sitting between that verdant parkland and Leytonstone High Road, Bushwood is not only ideal for anyone seeking proximity to Leytonstone town centre and Underground station, but can also count The Red Lion boozer extraordinaire as its local. And being within a mile of very lovely (and much more expensive) Wanstead, you get two lifestyles for the price of one.

Abrahams Estate

Stretching from Richmond Road in Leytonstone to Scotts Road in Leyton, The Abrahams Estate is the only part of the neighbourhood to have its own village high street: the section of Francis Road between Claude Road and Albert Road offers a cosmopolitan mix of local shops along with a great wine bar in The Yardarm, pastries and sarnies at Albert & Francis, and the restaurant gem that is Marmelo Kitchen. At the end of the street, let’s not forget Leytonstone’s funnest and most eclectic tavern, the Northcote Arms, with everything from pub grub to drag shows and even a monthly market.

On the face of it the streets are typical leafy avenues lined with 3 & 4 bedroom Victorian houses (some of which have been converted into 1 & 2 bedroom flats). But take a closer look and you’ll find the real stars of the show, the purpose-built Abrahams maisonettes. Much in the vein of the Warner streets in Walthamstow, these look just like regular houses, but a walk up the front path reveals two front doors, one for each of the upper and lower dwellings. They all have their own rear garden, which makes them great starter homes and gives them a longer shelf life for younger families before forking out for an entire house.

There are two well-liked schools on the Abrahams Estate: Norlington School for Boys is Ofsted rated ‘Good’, while Newport School is rated ‘Outstanding’.

Most of the Abrahams Estate is within 15 minutes walk of either Leyton or Leytonstone Underground stations, while the eastern end of the estate is close to a London Overground station, Leyton Midland Road (scheduled to reopen in February 2017 after a line refurbishment) with trains connecting Gospel Oak (at the tip of Hampstead Heath) to Barking, with a very useful change at Blackhorse Road for the Victoria Line.

Davies Lane primary School Catchment area

Obviously this is not an official neighbourhood, but for those looking to get their children into Davies Lane Primary School (effectively the best school in E11, rated “Outstanding’ by Ofsted), these are the streets to focus on:

Malvern Road, Ferndale Road, Lister Road, Davies Lane, Cotton Close, Montague Road (north of Malvern Road) and Mornington Road (south of Lister Road).

The streets are classic Leytonstone: terraces of 2 and 3 bedroom Victorian and Edwardian houses along with some larger semi-detached pairs.