Leyton · Waltham Forest · Leyton and Wanstead constituency · 51.56856, -0.01923

E10 7AN— Leyton, Waltham Forest

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

The family fortress

 

Schools 75%Safety 78/100Transport 37/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
58
Safety
78
Schools
61
Transport
37
Environment
77
Investment
37

The bottom line

E10 7AN offers low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E10 7AN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E10 7AN

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E10 7AN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

Riverley Primary School

Not yet inspected · 3 min walk

KS2: 111.9

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 7 min walk

P8: -0.74A8: 40.7

75% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 17 min walk

8 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 629m

Crime is +26% 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£7,085/m²
Price per ft²£658/ft²
Avg floor area93.5 m²

EPC breakdown

C
3%
D
12%
E
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 3%Terraced 65%Flat 32%

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£233,750
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)
RoofPitched, 100 mm loft insulation
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

+797%

Market Activity

Price Velocity & Acceleration

Current Velocity

+41.9%

per year

Acceleration

+32.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached3.2%
Terraced64.5%
Flat/maisonette32.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£68k£87k+27.2%1.5
Post-dot-com plateau2001–2004£113k£229k+103.6%2
Pre-crash peak2005–2007£233k£240k+3.2%4
GFC & correction2011–2011£250k£250k+0%1
Help-to-Buy recovery2013–2014£228k£535k+134.6%2
Brexit uncertainty2017–2017£370k£370k+0%1
Pandemic surge2021–2021£610k£610k+0%1
Rate-rise correction2022–2023£392k£430k+9.7%1
Current market2025–2025£610k£610k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.7% alpha

Terraced-0.7% α
Local
8.6%
District
9.3%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing15
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
19.2 min walk
Leyton Midland Road

Nearby stations

Leyton Midland Road Rail StationSuffragette
10 min walk
Leyton Midland RoadNational Rail
10 min walk
Walthamstow Queens Road Rail StationSuffragette
18 min walk
Walthamstow Central Rail StationWeaver
20 min walk
Walthamstow Central Underground StationVictoria
20 min walk
No bus stops within 400m

35

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

1.4 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

25

Car parks (800m)

0

EV chargers (800m)

Nearest car park373m
Santander docks (800m)0
Nearest cycle dock1.4 km

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: 6.5 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 52%
More green space than 90% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.2 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 · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

12

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Blondies Brewery (374 m)

Nearest supermarketNadeem Halal Meat & Grocery · 390 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)

450m

Post office

Nearby shops

Raindrops Market276 m
Class Fruit and Veg399 m
Daily Fruit & Vegetables400 m
Food 4 Less418 m

Nearby cafes

Sam's Cafe256 m
Fastline431 m
KukooLaLa Cafe545 m
Tun680 m

Nearby restaurants

Evolution Bay340 m
Roti Factory390 m
Lagos Island395 m
Grill N Spice402 m

Nearby pubs

Blondies Brewery374 m
Patchworks393 m
La Transilvania523 m
Hare and Hounds662 m

Nearby gyms

Raw Gym590 m
Feel Good Too Sports Ground658 m
Pause699 m
Anytime Fitness782 m

Nearby pharmacies

MS Chemist401 m
Anji's Pharmacy448 m
Leyton Orient Pharmacy1.1 km

Nearby health

Leabridge Road Dental Surgery390 m
Key 2 Smile900 m
Leyton Healthcare1.1 km
Food hygiene (5-star)36% of 91

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CURVED BRICK CO LTD
LEDS AKIMBO LTD
MARIO TECH LIMITED

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

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

8/100

Velocity score

Future outlook

40.1

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,802m
Crossrail 2 route3,532m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
5
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)
13
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)

210, 210, CHURCH ROAD, E10 7JQ110 homes
completed
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
210, 210, CHURCH ROAD, MARCONI ROAD, E1027 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

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Key facts for E10 7AN

Full postcodeE10 7AN
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.568564
Longitude-0.019227
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