Leyton · Waltham Forest · Leyton and Wanstead constituency · 51.56433, -0.02061

E10 7BN— Leyton, Waltham Forest

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

The family fortress

 

Schools 67%Safety 78/100Transport 31/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
53
Safety
78
Schools
56
Transport
31
Environment
79
Investment
39

The bottom line

E10 7BN offers low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 6 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E10 7BN

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 7BN

🛡️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 7BN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

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 · 5 min walk

P8: -0.74A8: 40.7

67% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 21 min walk

6 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leyton Fire Station · 298m

Crime is +26% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£5,096/m²
Price per ft²£473/ft²
Avg floor area79.2 m²

EPC breakdown

C
6%
D
21%
E
3%

Based on 30 properties · Confidence: high

Street mix

Terraced 29%Flat 68%Other 3%

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£198,000
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 CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+5.7%

Total change

+421%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.7%

per year

Acceleration

+11.79

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 48 sales

Property Type Mix

Total: 48 sales

Terraced35.4%
Flat/maisonette64.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£68k£67k-1.9%1.6
Post-dot-com plateau2001–2004£95k£150k+58%3.5
Pre-crash peak2006–2007£163k£191k+17.3%4
GFC & correction2009–2011£145k£161k+10.7%2.5
Help-to-Buy recovery2013–2015£254k£515k+103%2
Brexit uncertainty2017–2019£587k£265k-54.9%1
Pandemic surge2021–2021£550k£550k+0%1
Current market2025–2026£410k£354k-13.7%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Weakest performer

Terraced

-1.5% alpha

Flat/maisonette+1% α
Local
9.9%
District
8.9%
Terraced-1.5% α
Local
6%
District
7.5%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Leyton Underground StationCentral line
16.3 min walk
Leyton Midland Road

Nearby stations

Leyton Midland Road Rail StationSuffragette
13 min walk
Leyton Midland RoadNational Rail
13 min walk
Leyton Underground StationCentral
17 min walk
Walthamstow Queens Road Rail StationSuffragette
24 min walk
Leytonstone High Road Rail StationSuffragette
25 min walk
No bus stops within 400m

35

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

1.1 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

21

Car parks (800m)

1

EV chargers (800m)

Nearest car park173m
Santander docks (800m)0
Nearest cycle dock1.1 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 waterMEDIUM
Medium
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: 6.1 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 70%
More green space than 92% 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): None recorded

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

10 min walk

58%

Recommend GP

58%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.1 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

71

Parks (1km)

1

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Patchworks (640 m)

Nearest supermarketLongdan · 535 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)

0

Cinemas (2km)

759m

Post office

Nearby shops

New Delta Wine326 m
Tina's Supermarket460 m
Raindrops Market538 m
Leo's Food & Wine725 m

Nearby cafes

Discovery Cafe227 m
KukooLaLa Cafe231 m
Sam's Cafe247 m
Flame and Frappe429 m

Nearby restaurants

Sodexo at Lammas School400 m
Sahara Grilll686 m
Masala India693 m
The Black Garlic707 m

Nearby pubs

Patchworks640 m
Blondies Brewery644 m
Leyton Orient Supporters Club690 m
La Transilvania750 m

Nearby gyms

Feel Good Too Sports Ground178 m
SideOut Leyton305 m
Pause709 m
Score Leisure Centre805 m

Nearby pharmacies

Leyton Orient Pharmacy716 m
Anji's Pharmacy759 m
MS Chemist862 m

Nearby health

Leyton Healthcare715 m
Leabridge Road Dental Surgery815 m
Food hygiene (5-star)38% of 48

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

23 SIMONDS ROAD FREEHOLD LIMITED
31 SIMONDS ROAD ESTATE LIMITED
BEYOND THE GAP LTD
BIRMINGHAM BONANZA LTD
DIXY PIZZA LIMITED

+7 more

Investment

Investment grade, yield and market outlook

39

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 score14/100
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

39.6

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,343m
Crossrail 2 route3,694m

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)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
3
Borough approval rate
82%
Historic landfill (400m)
2
Opportunity area
Olympic Legacy
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
6
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
10
Largest scheme
170 homes · OLIVER CLOSE ESTATE (PHASE 1), OLIVER CLOSE ESTATE (PHASE 1), OLIVER CLOSE, E10
Pipeline pressure
NONE

Named schemes (500m)

OLIVER CLOSE ESTATE (PHASES 2,3,4 & 5), OLIVER CLOSE ESTATE (PHASES 2,3,4 & 5), OLIVER CLOSE, E10144 homes
completed
210, 210, CHURCH ROAD, E10 7JQ110 homes
completed
Leyton Grange Estate, Leyton Grange Estate, Leyton Grange, Leyton, E1044 homes
completed
Edith Pearson Lodge, Edith Pearson Lodge, Robinia Crescent, Leyton, E10 5TL34 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 7BN

Full postcodeE10 7BN
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLeyton
Latitude51.564334
Longitude-0.020608
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