Lea Bridge · Waltham Forest · Leyton and Wanstead constituency · 51.57299, -0.01488

E10 7AQ— Lea Bridge, Waltham Forest

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

The practical family move

 

Schools 75%Safety 82/100Transport 40/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
63
Safety
82
Schools
45
Transport
40
Environment
67
Investment
40

The bottom line

E10 7AQ offers low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E10 7AQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.1% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for E10 7AQ

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

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Postcode Personality

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“The practical family move”

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How E10 7AQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

St Joseph's Catholic Junior School

Not yet inspected · 6 min walk

KS2: 106.9

—

Secondary

Walthamstow School for Girls

Not yet inspected · 17 min walk

P8: +0.46A8: 56.3

75% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.5 incidents per 1,000 residents

Better than 55% of London
→ Stable

-12% vs borough

Crime by type

Violence & sexual offences28%
Other23%
Drug offences16%
Anti-social behaviour15%
Vehicle crime10%
Theft4%
Burglary3%
Robbery1%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.1km

Crime is 9% below 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£14,773/m²
Price per ft²£1,372/ft²
Avg floor area62 m²

EPC breakdown

B
9%
C
10%
D
11%
E
4%

Based on 34 properties · Confidence: high

Street mix

Terraced 49%Flat 41%Other 11%

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£155,000
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 BAnnual charge £1,500
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+8.4%

Total change

+946%

Market Activity

Price Velocity & Acceleration

Current Velocity

+160.0%

per year

Acceleration

+187.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £450k–£500k · 33 sales

Property Type Mix

Total: 33 sales

Terraced54.5%
Flat/maisonette45.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£87k£53k-38.8%1.3
Post-dot-com plateau2001–2004£106k£292k+177.2%3.3
Pre-crash peak2007–2007£308k£308k+0%1
GFC & correction2008–2008£400k£400k+0%1
Help-to-Buy recovery2013–2016£316k£540k+70.9%1
Brexit uncertainty2017–2017£420k£420k+0%2
Pandemic surge2021–2021£660k£660k+0%1
Rate-rise correction2022–2023£485k£350k-27.8%5
Current market2026–2026£910k£910k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Weakest performer

Terraced

-2.5% alpha

Flat/maisonette-0.2% α
Local
7.5%
District
7.7%
Terraced-2.5% α
Local
8.2%
District
10.7%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

51

Walkability score

117

Footpaths (500m)

0

Santander docks (800m)

1.6 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

19

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)10
Nearest car park113m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
259m

Connectivity

Broadband and mobile coverage

100%

Full fibre

72%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed388 Mbps
Median download391 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: 7.1 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 85% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.5 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

6 min walk

67%

Recommend GP

67%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

29

Restaurants (800m)

17

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 507 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

423m

Post office

Nearby shops

Capital Fruit Market300 m
Kisso Food & Wine358 m
Crumbs Bakery370 m
Daily Fruit & Vegetables408 m

Nearby cafes

Star Nergiz Express206 m
Imad Cafe & Grill333 m
Johnston's Cafe333 m
Hornbeam Cafe337 m

Nearby restaurants

KFC126 m
Woo Lot170 m
Köz Mangal199 m
Evolution Bay259 m

Nearby pubs

The Auctioneer182 m
The European227 m
King William IV317 m
Snooker Lovers Club & Bar349 m

Nearby gyms

Raw Gym53 m
Leyton Gym325 m
Leyton Leisure Centre377 m
Anytime Fitness503 m

Nearby pharmacies

MS Chemist402 m
Anji's Pharmacy732 m

Nearby health

Key 2 Smile323 m
Leabridge Road Dental Surgery518 m
Comely Bank Health Clinic1.1 km
Addison Road Medical Practice1.1 km
Food hygiene (5-star)37% of 187

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

B2 TCG LTD
KRIS CLEANING SERVICES LTD
L MORONI LTD
L&C HOSPITALITY CONSULTING LTD
LAB51 FITNESS STUDIOS LTD

+7 more

Investment

Investment grade, yield and market outlook

40

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

High

Demand

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

34.2

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,378m
Crossrail 2 route3,514m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,238 nationally

2,102

Est. population

19,364/km²

56%

Employed

37%

Degree educated

£39,000

Median income

9.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

25%
23%
26%
15%
Under 1825%
18–3423%
35–4926%
50–6415%
65+11%

Tenure

15%
21%
32%
33%
Own outright15%
Own (mortgage)21%
Private rent32%
Social rent33%
Shared ownership0%
Rent free0%

Ethnicity

20%
21%
30%
17%
White British20%
White Other21%
Asian30%
Black17%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine22%
No car household55%
Unemployed7%
No qualifications26%

Housing tenure (Census 2021)

Social rent33%
Private rent32%

vs. London

Income vs London-7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
18
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)
19
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
Phase 1, Beaumont Road Estate, Phase 1, Beaumont Road Estate, Beaumont Road, Leyton, E1095 homes
completed
ALBANY COURT, 3, ALBANY COURT, 3, ALBANY ROAD, E1043 homes
completed
40, 40, DUNTON ROAD, E1027 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 7AQ

Full postcodeE10 7AQ
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLea Bridge
Latitude51.572987
Longitude-0.014878
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