The bottom line
E10 7FY offers exceptional schools (80% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.
The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how E10 7FY scores on each.
Toggle a question above to see how E10 7FY meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for E10 7FY
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Postcode Personality
“The family fortress”
How E10 7FY has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
76
Education score
Primary
Sybourn Primary School
Outstanding · Inspected Jun 2023 · 8 min walk
KS2: 108.5
Secondary
Lammas School
Requires Improvement · Inspected Sept 2023 · 8 min walk
80% of local schools rated Good or Outstanding · based on 9 schools within 1.5km
Childcare
Childcare
Low Hall Nursery School
Outstanding · 16 min walk
4 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
100.8 incidents per 1,000 residents
+49% vs borough
Crime by type
Road safety
86
Road safety score
10
Accidents (5yr)
1
KSI (5yr)
2
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
1
Incidents (5yr)
Nearest station: Leyton Fire Station · 1.3km
Crime is +55% above London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Insufficient sales data
Only 2 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
EPC breakdown
Based on 2 properties · Confidence: very_low
Street mix
LHA rates — Outer North East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2019–2026 · CAGR
+-0.3%
Total change
-2%
Market Activity
Price Velocity & Acceleration
Current Velocity
-4.7%
per year
Acceleration
-8.26
change in velocity
Market State
Downturn
Price Distribution
P25: £350k–£400k · P75: £450k–£500k · 49 sales
Property Type Mix
Total: 49 sales
By decade
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Brexit uncertainty | 2019–2019 | £472k | £472k | +0% | 38 |
| Pandemic surge | 2020–2020 | £490k | £490k | +0% | 5 |
| Rate-rise correction | 2022–2023 | £525k | £469k | -10.8% | 2 |
| Current market | 2025–2026 | £485k | £462k | -4.7% | 1 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+-2.5% alpha
CAGR over 4yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
33
Walkability score
68
Footpaths (500m)
0
Santander docks (800m)
1.5 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
9
Car parks (800m)
2
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Walthamstow Marshes SSSI — 1.2 km
Energy
Ground stability
Geology: CLAY, SILT AND SAND
Subsidence risk: Medium
Shrink-swell: Medium
Running sand risk: Low
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
SEYMOUR MEDICAL CENTRE
266 LEA BRIDGE ROAD, LEYTON, E10 7LD
7 min walk
68%
Recommend GP
68%
Overall GP experience
1
GPs within 1km
1
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
77
Parks (1km)
4
Restaurants (800m)
5
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
Sports (1km)
4
Convenience
No pubs within 400m — nearest: Neckstamper Brewing (339 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
819m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
+2 more
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
39
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
49
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 5/10
Around average
Index of Multiple Deprivation
Rank: 13,506 nationally
2,648
Est. population
3,142/km²
66%
Employed
46%
Degree educated
£46,600
Median income
5.9%
Claimant rate
43
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
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