Lea Bridge · Waltham Forest · Leyton and Wanstead constituency · 51.57097, -0.01605

E10 7HE— Lea Bridge, Waltham Forest

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

The hidden gem

 

Schools 67%Safety 82/100Transport 41/100Low yield 3.38%

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
68
Safety
82
Schools
56
Transport
41
Environment
69
Investment
44

The bottom line

E10 7HE offers low crime and fast broadband at £515,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E10 7HE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-1.0% vs London avg
vs London income-7.1% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for E10 7HE

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools📈 Up & Coming🔒 Very Safe🍕 Buzzing

“The hidden gem”

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How E10 7HE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

St Joseph's Catholic Junior School

Not yet inspected · 4 min walk

KS2: 106.9

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 11 min walk

P8: -0.74A8: 40.7

67% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 19 min walk

8 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Leyton Fire Station · 875m

Crime is 9% 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.

£515,000

Median sale price

1% below London median

£515,000 is 1% below the London median (£520,000)

+98.1%

This year

Terraced

Dominant type

Price history

5-year change
+87.3%
Sales (24 months)5
New build0.0%
Avg terraced£515,000
Price per m²£7,347/m²
Price per ft²£683/ft²
Avg floor area73 m²

EPC breakdown

C
3%
D
19%
E
4%
F
1%

Based on 27 properties · Confidence: medium

Street mix

Terraced 59%Flat 41%

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£13,250
First-time buyerFTB
£4,500
Additional propertyBTL/2nd
£28,700

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

13.2×

Price-to-income

£2,576/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£182,500
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 BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+10.4%

Total change

+1212%

Market Activity

Price Velocity & Acceleration

Current Velocity

+49.0%

per year

Acceleration

-38.24

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 26 sales

Property Type Mix

Total: 26 sales

Terraced65.4%
Flat/maisonette34.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£59k£59k+0%1
Post-dot-com plateau2001–2004£90k£135k+50%1.3
Pre-crash peak2006–2007£165k£180k+9.4%2
GFC & correction2008–2011£200k£307k+53.5%1
Help-to-Buy recovery2013–2014£331k£208k-37.2%2
Brexit uncertainty2017–2018£575k£330k-42.6%1
Pandemic surge2021–2021£275k£275k+0%2
Current market2024–2025£515k£768k+49%3.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+2.2% alpha

Terraced+2.2% α
Local
9.3%
District
7.1%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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 CentralVictoria line
16.3 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
16 min walk
Walthamstow Central Rail StationWeaver
17 min walk
Walthamstow Central Underground StationVictoria
17 min walk
No bus stops within 400m

45

Walkability score

77

Footpaths (500m)

0

Santander docks (800m)

1.5 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

20

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)10
Nearest car park82m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
495m

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: 6.8 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.4 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

6

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

22

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

9

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Auctioneer (421 m)

Nearest supermarketNadeem Halal Meat & Grocery · 411 m
4 tennis courts1 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)

660m

Post office

Nearby shops

Daily Fruit & Vegetables336 m
Class Fruit and Veg340 m
Raindrops Market344 m
Crumbs Bakery372 m

Nearby cafes

Tun422 m
Star Nergiz Express444 m
Coccle517 m
Chunk524 m

Nearby restaurants

Evolution Bay33 m
Grill N Spice329 m
KFC365 m
Woo Lot409 m

Nearby pubs

The Auctioneer421 m
Chop Shop Tavern427 m
Leyton Calling464 m
The European466 m

Nearby gyms

Raw Gym265 m
Leyton Gym510 m
Anytime Fitness521 m
Leyton Leisure Centre530 m

Nearby pharmacies

MS Chemist333 m
Anji's Pharmacy604 m

Nearby health

Leabridge Road Dental Surgery420 m
Key 2 Smile560 m
Food hygiene (5-star)35% of 155

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ALMARK SERVICES LTD
APEX RESIDENTIALS MANAGEMENT LTD
APOLLO HEATING & SERVICES LTD
SQUAD HOLDINGS LTD
STUDIO MARTURANO LIMITED

+1 more

Investment

Investment grade, yield and market outlook

44

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 score45/100
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

55.1

Price growth score

C
Medium

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,142m
Crossrail 2 route3,558m

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%
Price vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
14
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)
18
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 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
SUFFOLK COURT, 25, SUFFOLK COURT, 25, CAMBRIAN ROAD, E10 7JJ35 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£515,000)

£13,250

Standard buyer

£4,500

First-time buyer

Save £8,750

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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Key facts for E10 7HE

Full postcodeE10 7HE
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLea Bridge
Latitude51.570965
Longitude-0.016049
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