The bottom line
E10 5LY offers low crime, fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.
The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.
Less suited to Families.
Check your dealbreakers
Toggle the things that matter to you — see how E10 5LY scores on each.
Toggle a question above to see how E10 5LY meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for E10 5LY
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Postcode Personality
“London's quiet achiever”
How E10 5LY has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
46
Education score
Primary
St Joseph's Catholic Junior School
Not yet inspected · 6 min walk
KS2: 106.9
Secondary
Lammas School
Requires Improvement · Inspected Sept 2023 · 10 min walk
50% of local schools rated Good or Outstanding · based on 12 schools within 1.5km
Childcare
Childcare
Ronald Openshaw Nursery School
Outstanding · 24 min walk
6 primaries · 2 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
49.8 incidents per 1,000 residents
-27% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
9
Incidents (1yr)
22
Incidents (5yr)
Nearest station: Leyton Fire Station · 215m
Crime is 23% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 34 properties · Confidence: high
LHA rates — Outer North East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Data not yet available for this postcode.
Buyer vs Seller Score
Market conditions index — insufficient data
Buyer vs Seller Score
Market conditions index — insufficient data
Data not yet available for this postcode.
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
34
Walkability score
116
Footpaths (500m)
0
Santander docks (800m)
1.0 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
24
Car parks (800m)
2
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Walthamstow Marshes SSSI — 2.6 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
Climate
Local weather conditions and energy potential
1,510 hrs/yr
Sunshine
615 mm/yr
Rainfall
22.4°C
Summer avg
2.8°C
Winter avg
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
CRAWLEY ROAD MEDICAL CENTRE
479 HIGH ROAD, LEYTON, E10 5EL
2 min walk
82%
Recommend GP
82%
Overall GP experience
7
GPs within 1km
1
Dentists within 1km
2
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
102
Parks (1km)
14
Restaurants (800m)
7
Cafes (800m)
0
Pubs (400m)
1
Pharmacies (800m)
4
Gyms (1km)
6
Sports (1km)
2
Convenience
No pubs within 400m — nearest: Coach and Horses (375 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
356m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
54
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
24.5
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 2/10
Most deprived areas
Index of Multiple Deprivation
Rank: 6,722 nationally
2,147
Est. population
18,442/km²
58%
Employed
41%
Degree educated
£44,200
Median income
7.9%
Claimant rate
33
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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