Leyton · Waltham Forest · Leyton and Wanstead constituency · 51.56846, -0.01792

E10 7AL— Leyton, Waltham Forest

Location and area intelligence for E10 7AL, Leyton, Waltham Forest

Strong, well-rated schools nearby

 

Schools 75%Safety 78/100Transport 39/100Yield 3.80%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
78
Schools
61
Transport
39
Environment
69
Investment
43

The bottom line

E10 7AL offers low crime and fast broadband at £457,500 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E10 7AL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-12.0% vs London avg
vs London income-2.4% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for E10 7AL

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

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Postcode Personality

🎓 Good Schools🔒 Very Safe

“Strong, well-rated schools nearby”

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How E10 7AL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

St Joseph's Catholic Junior School

Not yet inspected · 1 min walk

KS2: 106.9

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 8 min walk

P8: -0.74A8: 40.7

75% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.0 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

+21% vs borough

Crime by type

Anti-social behaviour24%
Violence & sexual offences22%
Other20%
Vehicle crime10%
Drug offences9%
Theft5%
Robbery5%
Burglary5%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Leyton Fire Station · 600m

Crime is +26% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£457,500

Median sale price

12% below London median

£457,500 is 12% below the London median (£520,000)

+47.0%

This year

Flat

Dominant type

Price history

5-year change
-12.9%
Sales (24 months)5
New build0.0%
Avg terraced£841,050
Avg flat£385,000
Price per m²£6,399/m²
Price per ft²£594/ft²
Avg floor area76.1 m²

EPC breakdown

C
34%
D
44%
E
8%
F
1%

Based on 87 properties · Confidence: high

Street mix

Semi 4%Terraced 25%Flat 69%Other 2%

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

Stamp duty

Standard buyer£10,375
First-time buyerFTB
£1,625
Additional propertyBTL/2nd
£24,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

11.2×

Price-to-income

£2,289/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£190,250
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.6%

Total change

+809%

Market Activity

Price Velocity & Acceleration

Current Velocity

+66.7%

per year

Acceleration

-1.83

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £200k–£250k · 105 sales

Property Type Mix

Total: 105 sales

Semi-detached4.8%
Terraced28.6%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£77k£69k-10.7%3.5
Post-dot-com plateau2001–2004£94k£260k+175.6%7.2
Pre-crash peak2005–2007£195k£155k-20.5%4.7
GFC & correction2008–2012£332k£189k-43.1%1.7
Help-to-Buy recovery2013–2016£191k£293k+53.1%4.2
Brexit uncertainty2017–2019£261k£519k+98.9%3
Pandemic surge2020–2021£905k£525k-42%1.5
Rate-rise correction2023–2023£250k£250k+0%2
Current market2024–2025£421k£702k+66.7%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Weakest performer

Flat/maisonette

+0.4% alpha

Terraced+0.5% α
Local
9.1%
District
8.6%
Flat/maisonette+0.4% α
Local
8.3%
District
7.9%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing11
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Walthamstow CentralVictoria line
19.4 min walk
Leyton Midland Road

Nearby stations

Leyton Midland Road Rail StationSuffragette
9 min walk
Leyton Midland RoadNational Rail
9 min walk
Walthamstow Queens Road Rail StationSuffragette
19 min walk
Leyton Underground StationCentral
20 min walk
Walthamstow Central Rail StationWeaver
20 min walk
No bus stops within 400m

36

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

1.3 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria54 min ↑
Waterloo50 min ↑
Canary Wharf38 min ↓
City ★37 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

29

Car parks (800m)

4

EV chargers (800m)

Nearest car park299m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
799m

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 waterNONE
No assessed surface water flood risk
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: 6.6 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 55%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.3 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

THE MANOR PRACTICE

454 LEA BRIDGE ROAD, LEYTON, E10 7DY

5 min walk

58%

Recommend GP

58%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

67

Parks (1km)

10

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Blondies Brewery (464 m)

Nearest supermarketNadeem Halal Meat & Grocery · 449 m
2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

536m

Post office

Nearby shops

Raindrops Market186 m
Class Fruit and Veg441 m
Daily Fruit & Vegetables441 m
Food 4 Less498 m

Nearby cafes

Sam's Cafe301 m
Fastline514 m
KukooLaLa Cafe596 m
Tun599 m

Nearby restaurants

Evolution Bay293 m
Grill N Spice441 m
Roti Factory452 m
Lagos Island462 m

Nearby pubs

Blondies Brewery464 m
Patchworks483 m
Chop Shop Tavern602 m
La Transilvania613 m

Nearby gyms

Raw Gym567 m
Pause616 m
Feel Good Too Sports Ground670 m
Anytime Fitness700 m

Nearby pharmacies

MS Chemist441 m
Anji's Pharmacy533 m
Leyton Orient Pharmacy1.0 km

Nearby health

Leabridge Road Dental Surgery451 m
Key 2 Smile867 m
Leyton Healthcare1.0 km
Food hygiene (5-star)38% of 87

Business

Local businesses registered here

Active businesses
24
New (last 12 months)
6
Dissolved (last 12 months)
0
Industry diversity
18
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

6/6EYECARE LTD
ALINA'S LOGISTIC LIMITED
ALIYA & CO LTD
BLACKCREST CHAUFFEURS LTD
COSMO INVESTMENT PROPERTIES LTD

+15 more

Investment

Investment grade, yield and market outlook

43

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

38.6

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,835m
Crossrail 2 route3,611m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,187 nationally

2,146

Est. population

13,538/km²

57%

Employed

38%

Degree educated

£41,000

Median income

7.7%

Claimant rate

SuburbanHigh densityEstablished mixed

41

Community stability

Age profile

28%
22%
24%
16%
Under 1828%
18–3422%
35–4924%
50–6416%
65+9%

Tenure

21%
21%
28%
28%
Own outright21%
Own (mortgage)22%
Private rent28%
Social rent28%
Shared ownership1%

Ethnicity

22%
14%
25%
24%
White British22%
White Other14%
Asian25%
Black24%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine24%
No car household47%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent29%
Private rent28%

vs. London

Income vs London-2.4%
Price vs London-12.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
6
Borough approval rate
82%
Opportunity area
Olympic Legacy
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
14
Largest scheme
211 homes · Phase 2 & 3, Beaumont Road Estate, Phase 2 & 3, Beaumont Road Estate, Beaumont Road, Leyton, E10
Pipeline pressure
NONE

Named schemes (500m)

Phase 1, Beaumont Road Estate, Phase 1, Beaumont Road Estate, Beaumont Road, Leyton, E1095 homes
completed
Leyton Grange Estate, Leyton Grange Estate, Leyton Grange, Leyton, E1044 homes
completed
SUFFOLK COURT, 25, SUFFOLK COURT, 25, CAMBRIAN ROAD, E10 7JJ35 homes
completed
6, 6, CLYDE PLACE, E1023 homes
completed
105, 105, GOLDSMITH ROAD, E10 5EX15 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
24.0%
Ward turnout
26%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Rhiannon EglinLabour
Whitney IhenachorLabour
Terry WheelerLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£457,500)

£10,375

Standard buyer

£1,625

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E10 7AL

Full postcodeE10 7AL
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.568461
Longitude-0.017918
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