Lea Bridge · Waltham Forest · Walthamstow constituency · 51.57164, -0.02208

E10 7EA— Lea Bridge, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 75%Safety 71/100Transport 26/100Low yield 3.38%

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
52
Safety
71
Schools
61
Transport
26
Environment
68
Investment
49

The bottom line

E10 7EA offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 49 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E10 7EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+11.0% vs London avg
vs London crime+94.0% vs London avg

Deep-dive guides for E10 7EA

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How E10 7EA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

Thomas Gamuel Primary School

Not yet inspected · 5 min walk

KS2: 107.9

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 9 min walk

P8: -0.74A8: 40.7

75% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 12 min walk

9 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

126.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+86% vs borough

Crime by type

Other28%
Violence & sexual offences19%
Anti-social behaviour18%
Vehicle crime10%
Theft8%
Drug offences7%
Robbery6%
Burglary4%

Road safety

89

Road safety score

7

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

4

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.0km

Crime is +94% above London average

Property

Prices, sales volume and market trends

Avg floor area51.5 m²

EPC breakdown

C
24%
D
28%
E
7%
F
1%

Based on 60 properties · Confidence: high

Street mix

Semi 14%Terraced 54%Flat 14%Other 18%

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£128,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1998–2019 · CAGR

+10.6%

Total change

+729%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.8%

per year

Acceleration

-10.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £75k–£100k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached16.7%
Terraced72.2%
Flat/maisonette11.1%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£70k£128k+82.1%2.3
Post-dot-com plateau2001–2004£90k£295k+227.8%1
Pre-crash peak2005–2006£100k£155k+55%1.5
GFC & correction2009–2012£250k£277k+10.6%1
Help-to-Buy recovery2016–2016£415k£415k+0%1
Brexit uncertainty2019–2019£580k£580k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+14.4% alpha

Terraced+14.4% α
Local
35%
District
20.6%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
15.2 min walk
Walthamstow Queens Road

Nearby stations

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

47

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge56 min ↑
Victoria53 min ↑
Waterloo61 min ↑
Canary Wharf52 min ↑
City ★49 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)

5

EV chargers (800m)

Total spaces (800m)26
Nearest car park175m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
672m

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed487 Mbps
Median download445 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.6 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.0 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

0 min walk

58%

Recommend GP

58%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

15

Restaurants (800m)

2

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

6

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 14 m
2 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)

221m

Post office

Nearby shops

Class Fruit and Veg109 m
Daily Fruit & Vegetables115 m
Food 4 Less148 m
Percy Ingle205 m

Nearby cafes

Fastline181 m
Sam's Cafe572 m
Star Nergiz Express683 m
Hornbeam Cafe686 m

Nearby restaurants

Roti Factory6 m
Lagos Island43 m
Atlantic Fish Bar86 m
Royal Burgers115 m

Nearby pubs

Blondies Brewery273 m
Patchworks299 m
La Transilvania350 m
Hare and Hounds561 m

Nearby gyms

Raw Gym497 m
Walthamstow Leisure Centre668 m
Feel Good Too Sports Ground993 m
SideOut Leyton1.1 km

Nearby pharmacies

MS Chemist120 m
Anji's Pharmacy215 m

Nearby health

Leabridge Road Dental Surgery6 m
Key 2 Smile789 m
Food hygiene (5-star)27% of 88

Business

Local businesses registered here

Active businesses
100
New (last 12 months)
19
Dissolved (last 12 months)
0
Industry diversity
58
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

888 TRADING (UK) LTD
AL MADINAH HAJJ & UMRAH LTD
ALI BABA KEBABISH LTD
ALI MOTORS LIMITED
AMAZONIA ECOM LTD

+15 more

Investment

Investment grade, yield and market outlook

49

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

9.8

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,005m
Crossrail 2 route3,169m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,742 nationally

2,120

Est. population

13,192/km²

58%

Employed

38%

Degree educated

£46,600

Median income

8.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

35

Community stability

Age profile

23%
30%
22%
19%
Under 1823%
18–3430%
35–4922%
50–6419%
65+6%

Tenure

16%
22%
39%
22%
Own outright16%
Own (mortgage)22%
Private rent39%
Social rent22%
Shared ownership1%
Rent free0%

Ethnicity

14%
18%
40%
19%
White British14%
White Other18%
Asian40%
Black19%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine20%
No car household51%
Unemployed8%
No qualifications22%

Housing tenure (Census 2021)

Private rent39%
Social rent22%

vs. London

Income vs London+11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
8
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
0
Under construction
0
Completed (3yr)
13
Largest scheme
110 homes · 210, 210, CHURCH ROAD, E10 7JQ
Pipeline pressure
NONE

Named schemes (500m)

BOUNDARY ROAD ESTATE (PHASE 1), BOUNDARY ROAD ESTATE (PHASE 1), BOUNDARY ROAD, E1785 homes
completed
BOUNDARY ROAD ESTATE (PHASE 2), BOUNDARY ROAD ESTATE (PHASE 2), BOUNDARY ROAD, E1782 homes
completed
25650 homes
completed
ALBANY COURT, 3, ALBANY COURT, 3, ALBANY ROAD, E1043 homes
completed
JAMES DIXON TOWER, 27, JAMES DIXON TOWER, 27, BEACONSFIELD ROAD, E1736 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.0%
Ward turnout
29%
Election year
2022
MP
Ms Stella Creasy (Labour (Co-op))
MP majority
17,996
Constituency
Walthamstow

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Key facts for E10 7EA

Full postcodeE10 7EA
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLea Bridge
Latitude51.571643
Longitude-0.022080
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