Lea Bridge · Waltham Forest · Leyton and Wanstead constituency · 51.57374, -0.01267

E10 7AE— Lea Bridge, Waltham Forest

Location and area intelligence for E10 7AE, Lea Bridge, Waltham Forest

The practical family move

 

Schools 100%Safety 61/100Transport 50/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
61
Schools
60
Transport
50
Environment
68
Investment
46

The bottom line

E10 7AE offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

E10 7AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.1% vs London avg
vs London crime+185.0% vs London avg

Deep-dive guides for E10 7AE

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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How E10 7AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Joseph's Catholic Junior School

Not yet inspected · 8 min walk

KS2: 106.9

—

Secondary

Walthamstow School for Girls

Not yet inspected · 16 min walk

P8: +0.46A8: 56.3

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 15 min walk

6 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

185.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+173% vs borough

Crime by type

Other32%
Violence & sexual offences22%
Anti-social behaviour16%
Theft8%
Vehicle crime7%
Drug offences7%
Robbery5%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.2km

Crime is +185% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E10 district median

£515,000

Based on 402 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£8,535/m²
Price per ft²£793/ft²
Avg floor area93.1 m²

EPC breakdown

B
1%
C
20%
D
23%
E
11%

Based on 55 properties · Confidence: high

Street mix

Terraced 84%Flat 16%

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£232,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.8%

Total change

+1160%

Market Activity

Price Velocity & Acceleration

Current Velocity

+86.1%

per year

Acceleration

+95.53

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 40 sales

Property Type Mix

Total: 40 sales

Terraced87.5%
Flat/maisonette12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£116k+88.6%2.8
Post-dot-com plateau2001–2002£78k£167k+114.4%2
Pre-crash peak2005–2007£140k£265k+89.3%2
GFC & correction2009–2010£180k£201k+11.4%2
Help-to-Buy recovery2014–2015£420k£425k+1.2%1
Brexit uncertainty2017–2019£500k£460k-8%2
Rate-rise correction2022–2022£417k£417k+0%2
Current market2025–2025£775k£775k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Weakest performer

Flat/maisonette

-2.5% alpha

Terraced-0.1% α
Local
10.6%
District
10.7%
Flat/maisonette-2.5% α
Local
13.1%
District
15.6%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Walthamstow Central Underground StationVictoria line
13.7 min walk
Leyton Midland Road

Nearby stations

Leyton Midland Road Rail StationSuffragette
7 min walk
Leyton Midland RoadNational Rail
7 min walk
Walthamstow Central Rail StationWeaver
14 min walk
Walthamstow Central Underground StationVictoria
14 min walk
Walthamstow Queens Road Rail StationSuffragette
15 min walk
No bus stops within 400m

53

Walkability score

158

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria46 min ↑
Waterloo53 min ↑
Canary Wharf46 min ↑
City ★44 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

17

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)10
Nearest car park109m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
208m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G84%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.2 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.7 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

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

Solar yield847.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SMA MEDICAL PRACTICE

693 HIGH ROAD LEYTON, LEYTON, E10 6RA

5 min walk

67%

Recommend GP

67%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

35

Restaurants (800m)

19

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

2

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 679 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

290m

Post office

Nearby shops

Capital Fruit Market201 m
Crumbs Bakery341 m
Wins430 m
Kisso Food & Wine442 m

Nearby cafes

Star Nergiz Express111 m
Johnston's Cafe201 m
Min Zhong Hoo Oriental Supermarket207 m
Lemonade Cafe214 m

Nearby restaurants

Woo Lot110 m
Köz Mangal111 m
Shish Mahal Diners Club119 m
KFC120 m

Nearby pubs

The Auctioneer111 m
King William IV150 m
The European156 m
Snooker Lovers Club & Bar174 m

Nearby gyms

Leyton Gym155 m
Raw Gym198 m
Leyton Leisure Centre224 m
Anytime Fitness436 m

Nearby pharmacies

MS Chemist574 m

Nearby health

Key 2 Smile195 m
Leabridge Road Dental Surgery690 m
Comely Bank Health Clinic1.0 km
Addison Road Medical Practice1.0 km
Food hygiene (5-star)36% of 197

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

B&F TRADING LTD
CHRIS AND CAPRI GLOBAL RESOURCES LTD
CYBUS LIMITED
M SHAHID BUILDER LTD
MACTO IT LTD

+4 more

Investment

Investment grade, yield and market outlook

46

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

45.5

Price growth score

C
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,526m
Crossrail 2 route3,611m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,445 nationally

2,258

Est. population

17,827/km²

59%

Employed

38%

Degree educated

£39,000

Median income

16.6%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

35

Community stability

Age profile

20%
27%
26%
18%
Under 1820%
18–3427%
35–4926%
50–6418%
65+9%

Tenure

17%
22%
39%
21%
Own outright17%
Own (mortgage)22%
Private rent39%
Social rent21%
Shared ownership1%
Rent free1%

Ethnicity

16%
23%
34%
17%
White British16%
White Other23%
Asian34%
Black17%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine22%
No car household53%
Unemployed8%
No qualifications23%

Housing tenure (Census 2021)

Private rent39%
Social rent21%

vs. London

Income vs London-7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
5
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
17
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
16
Under construction
16
Completed (3yr)
16
Largest scheme
211 homes · Phase 2 & 3, Beaumont Road Estate, Phase 2 & 3, Beaumont Road Estate, Beaumont Road, Leyton, E10
Pipeline pressure
LOW

Named schemes (500m)

Phase 2 & 3, Beaumont Road Estate, Phase 2 & 3, Beaumont Road Estate, Beaumont Road, Leyton, E10211 homes
completed
Phase 4, Beaumont Road Estate, Phase 4, Beaumont Road Estate, Beaumont Road, Leyton, E10117 homes
completed
40, 40, DUNTON ROAD, E1027 homes
completed
Beaumont Arms P.H. & Beaumont Est. Railway Viaduct Sites, 31, Beaumont Arms P.H. & Beaumont Est. Railway Viaduct Sites, 31, Beaumont Road, Leyton, E10 5BJ25 homes
completed
588, 588, Lea Bridge Road, Leyton, E10 7DN21 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.0%
Ward turnout
29%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
17,996
Constituency
Walthamstow

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Key facts for E10 7AE

Full postcodeE10 7AE
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLea Bridge
Latitude51.573741
Longitude-0.012666
Parliamentary constituencyLeyton and Wanstead
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey