Leyton · Waltham Forest · Walthamstow constituency · 51.56764, -0.02130

E10 7BB— Leyton, Waltham Forest

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

The family fortress

 

Schools 75%Safety 84/100Transport 32/100Low yield 1.88%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
63
Safety
84
Schools
61
Transport
32
Environment
76
Investment
40

The bottom line

E10 7BB offers low crime, fast broadband and a green environment at £925,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

E10 7BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+77.9% vs London avg
vs London income+11.0% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for E10 7BB

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

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“The family fortress”

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How E10 7BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

Willow Brook Primary School Academy

Not yet inspected · 2 min walk

KS2: 112.0

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 4 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 · 17 min walk

8 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 593m

Crime is 28% below 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.

£925,000

Median sale price

Top 25% — 78% above London median

£925,000 is 78% above the London median (£520,000)

+13.7%

This year

Terraced

Dominant type

Price history

5-year change
+45.8%
Sales (24 months)5
New build0.0%
Avg terraced£925,000
Price per m²£9,914/m²
Price per ft²£921/ft²
Avg floor area96 m²

EPC breakdown

C
11%
D
31%
E
9%
F
1%

Based on 52 properties · Confidence: high

Street mix

Semi 4%Terraced 94%Flat 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£33,750
First-time buyerFTB
£33,750
Additional propertyBTL/2nd
£61,500

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

19.8×

Price-to-income

£4,627/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£240,000
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)
RoofPitched, no insulation (assumed)
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

1995–2026 · CAGR

+9.4%

Total change

+1539%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.5%

per year

Acceleration

-62.03

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 85 sales

Property Type Mix

Total: 85 sales

Semi-detached3.5%
Terraced94.1%
Flat/maisonette2.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£97k+70.9%2.6
Post-dot-com plateau2001–2004£91k£225k+148.6%4.8
Pre-crash peak2005–2007£218k£250k+14.7%4
GFC & correction2008–2012£225k£250k+11.4%1.5
Help-to-Buy recovery2013–2016£270k£567k+109.8%3.2
Brexit uncertainty2017–2019£535k£485k-9.3%2
Pandemic surge2020–2021£572k£634k+10.9%3.5
Rate-rise correction2022–2023£540k£666k+23.3%1.5
Current market2024–2026£569k£930k+63.4%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.5% alpha

Terraced+1.5% α
Local
9.8%
District
8.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Walthamstow CentralVictoria line
20.5 min walk
Leyton Midland Road

Nearby stations

Leyton Midland Road Rail StationSuffragette
12 min walk
Leyton Midland RoadNational Rail
12 min walk
Walthamstow Queens Road Rail StationSuffragette
19 min walk
Leyton Underground StationCentral
21 min walk
St James Street (London) Rail StationWeaver
21 min walk
No bus stops within 400m

38

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

1.3 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria56 min ↑
Waterloo55 min ↑
Canary Wharf43 min ↓
City ★42 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

27

Car parks (800m)

2

EV chargers (800m)

Nearest car park225m
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 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: 6.3 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 64%
More green space than 87% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.1 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 · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

78

Parks (1km)

13

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 (307 m)

Nearest supermarketLongdan · 248 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)

413m

Post office

Nearby shops

Food 4 Less409 m
Percy Ingle411 m
Raindrops Market411 m
Cakes & Tarts413 m

Nearby cafes

Sam's Cafe124 m
KukooLaLa Cafe381 m
Fastline409 m
Discovery Cafe596 m

Nearby restaurants

Sodexo at Lammas School338 m
Too Sweet Jerk N BBQ408 m
Khan G Kababish410 m
Royal Burgers414 m

Nearby pubs

Blondies Brewery307 m
Patchworks313 m
La Transilvania442 m
Hare and Hounds533 m

Nearby gyms

Feel Good Too Sports Ground545 m
SideOut Leyton674 m
Raw Gym751 m

Nearby pharmacies

Anji's Pharmacy412 m
MS Chemist498 m

Nearby health

Leabridge Road Dental Surgery445 m
Food hygiene (5-star)35% of 92

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

590 FORGE LIMITED
AL-TABIL LIMITED
ARCHER DL LTD
AZCOUR TECHNOLOGIES LTD
DM TAXI RENTALS LTD

+2 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.

Low gross yield (1.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
1.9% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score30/100
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

63.6

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,642m
Crossrail 2 route3,486m

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%
Price vs London+77.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
4
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
144 homes · OLIVER CLOSE ESTATE (PHASES 2,3,4 & 5), OLIVER CLOSE ESTATE (PHASES 2,3,4 & 5), OLIVER CLOSE, E10
Pipeline pressure
NONE

Named schemes (500m)

210, 210, CHURCH ROAD, E10 7JQ110 homes
completed
25650 homes
completed
SUFFOLK COURT, 25, SUFFOLK COURT, 25, CAMBRIAN ROAD, E10 7JJ35 homes
completed
210, 210, CHURCH ROAD, MARCONI ROAD, E1027 homes
completed
1, 1, Carlisle Road, Leyton, E10 5JE14 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£925,000)

£33,750

Standard buyer

£33,750

First-time buyer

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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Compare Waltham Forest with nearby boroughs:

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Key facts for E10 7BB

Full postcodeE10 7BB
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.567637
Longitude-0.021302
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