Leyton · Waltham Forest · Walthamstow constituency · 51.56767, -0.01901

E10 7AP— Leyton, Waltham Forest

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

The family fortress

 

Schools 75%Safety 84/100Transport 37/100Low yield 3.38%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
61
Safety
84
Schools
61
Transport
37
Environment
77
Investment
46

The bottom line

E10 7AP offers low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

E10 7AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+11.0% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for E10 7AP

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E10 7AP 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 · 2 min walk

KS2: 111.9

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 6 min walk

P8: -0.74A8: 40.7

75% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.0 incidents per 1,000 residents

Better than 65% of London
→ Stable

-31% vs borough

Crime by type

Anti-social behaviour29%
Other23%
Violence & sexual offences20%
Vehicle crime12%
Drug offences7%
Burglary6%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leyton Fire Station · 529m

Crime is 28% below London average

Property

Prices, sales volume and market trends

Avg floor area58.6 m²

EPC breakdown

C
12%
D
16%
E
1%

Based on 29 properties · Confidence: medium

Street mix

Terraced 20%Flat 80%

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

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£146,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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

2004–2015 · CAGR

+7.9%

Total change

+130%

Market Activity

Price Velocity & Acceleration

Current Velocity

+66.7%

per year

Acceleration

+4.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 4 sales

Property Type Mix

Total: 4 sales

Terraced25%
Flat/maisonette75%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£141k£141k+0%1
Pre-crash peak2006–2006£120k£120k+0%1
GFC & correction2008–2008£195k£195k+0%1
Help-to-Buy recovery2015–2015£325k£325k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
20.4 min walk
Leyton Midland Road

Nearby stations

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

33

Walkability score

39

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)

0

EV chargers (800m)

Nearest car park302m
Santander docks (800m)0
Nearest cycle dock1.3 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 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: 6.4 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 61%
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

6 min walk

58%

Recommend GP

58%

Overall GP experience

7

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

72

Parks (1km)

10

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Blondies Brewery (430 m)

Nearest supermarketNadeem Halal Meat & Grocery · 486 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)

520m

Post office

Nearby shops

Raindrops Market253 m
Food 4 Less497 m
Class Fruit and Veg499 m
Daily Fruit & Vegetables500 m

Nearby cafes

Sam's Cafe186 m
KukooLaLa Cafe480 m
Fastline506 m
Discovery Cafe611 m

Nearby restaurants

Evolution Bay407 m
Roti Factory485 m
Sodexo at Lammas School485 m
Lagos Island486 m

Nearby pubs

Blondies Brewery430 m
Patchworks443 m
La Transilvania576 m
Hare and Hounds688 m

Nearby gyms

Feel Good Too Sports Ground564 m
Pause640 m
Raw Gym675 m
SideOut Leyton686 m

Nearby pharmacies

MS Chemist502 m
Anji's Pharmacy518 m
Leyton Orient Pharmacy962 m

Nearby health

Leabridge Road Dental Surgery485 m
Leyton Healthcare962 m
Key 2 Smile980 m
Food hygiene (5-star)35% of 83

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

DC GAS SAFE ENGINEERS & TRADESMAN LTD
GARRISON SECURE LTD.
HOUSE OF FLASH LTD
MEDICAL TOURISM CONSULTING SERVICES LTD

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

30.3

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,722m
Crossrail 2 route3,606m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,965 nationally

1,831

Est. population

22,208/km²

60%

Employed

39%

Degree educated

£46,600

Median income

6.5%

Claimant rate

SuburbanVery high densityEstablished mixed

47

Community stability

Age profile

23%
25%
25%
17%
Under 1823%
18–3425%
35–4925%
50–6417%
65+11%

Tenure

27%
34%
29%
Own outright27%
Own (mortgage)34%
Private rent29%
Social rent9%
Shared ownership1%

Ethnicity

23%
14%
37%
16%
White British23%
White Other14%
Asian37%
Black16%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine19%
No car household41%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent29%
Social rent9%

vs. London

Income vs London+11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
5
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
170 homes · OLIVER CLOSE ESTATE (PHASE 1), OLIVER CLOSE ESTATE (PHASE 1), OLIVER CLOSE, 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
Ms Stella Creasy (Labour (Co-op))
MP majority
17,996
Constituency
Walthamstow

Councillors

Rhiannon EglinLabour
Whitney IhenachorLabour
Terry WheelerLabour

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Key facts for E10 7AP

Full postcodeE10 7AP
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.567670
Longitude-0.019006
Parliamentary constituencyWalthamstow
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