Lea Bridge · Waltham Forest · Leyton and Wanstead constituency · 51.56977, -0.01891

E10 7HL— Lea Bridge, Waltham Forest

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

The practical family move

 

Schools 75%Safety 82/100Transport 42/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
82
Schools
61
Transport
42
Environment
67
Investment
40

The bottom line

E10 7HL offers low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E10 7HL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E10 7HL

🛡️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🔒 Very Safe

“The practical family move”

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How E10 7HL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

St Joseph's Catholic Junior School

Not yet inspected · 3 min walk

KS2: 106.9

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 8 min walk

P8: -0.74A8: 40.7

75% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 15 min walk

9 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 755m

Crime is 9% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£9,755/m²
Price per ft²£906/ft²
Avg floor area83.5 m²

EPC breakdown

C
9%
D
26%
E
5%

Based on 40 properties · Confidence: high

Street mix

Semi 2%Terraced 77%Detached 2%Flat 19%

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£208,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.1%

Total change

+1255%

Market Activity

Price Velocity & Acceleration

Current Velocity

+58.2%

per year

Acceleration

+88.27

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 48 sales

Property Type Mix

Total: 48 sales

Detached2.1%
Semi-detached2.1%
Terraced81.3%
Flat/maisonette14.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£88k+49.2%2
Post-dot-com plateau2001–2004£128k£165k+28.9%3
Pre-crash peak2005–2007£186k£262k+41.2%2.7
GFC & correction2009–2012£170k£218k+27.9%1.5
Help-to-Buy recovery2013–2016£260k£525k+101.9%1
Brexit uncertainty2018–2019£425k£641k+50.7%1.5
Pandemic surge2020–2021£438k£620k+41.6%1.5
Rate-rise correction2022–2023£413k£719k+74.2%1
Current market2024–2025£503k£795k+58.2%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.7% alpha

Terraced-0.7% α
Local
7.7%
District
8.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
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
17.6 min walk
Leyton Midland Road

Nearby stations

Leyton Midland Road Rail StationSuffragette
9 min walk
Leyton Midland RoadNational Rail
9 min walk
Walthamstow Queens Road Rail StationSuffragette
17 min walk
Walthamstow Central Rail StationWeaver
18 min walk
Walthamstow Central Underground StationVictoria
18 min walk
No bus stops within 400m

37

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria54 min ↑
Waterloo50 min ↑
Canary Wharf38 min ↓
City ★37 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

25

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)26
Nearest car park292m
Santander docks (800m)0
Nearest cycle dock1.4 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
691m

Connectivity

Broadband and mobile coverage

98%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download453 Mbps
Superfast coverage98%
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: 6.6 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 88% 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): 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

3 min walk

58%

Recommend GP

58%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

12

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Blondies Brewery (377 m)

Nearest supermarketNadeem Halal Meat & Grocery · 293 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)

420m

Post office

Nearby shops

Class Fruit and Veg279 m
Daily Fruit & Vegetables279 m
Raindrops Market321 m
Food 4 Less369 m

Nearby cafes

Sam's Cafe387 m
Fastline391 m
Tun625 m
Star Nergiz Express658 m

Nearby restaurants

Evolution Bay243 m
Grill N Spice280 m
Roti Factory298 m
Lagos Island314 m

Nearby pubs

Blondies Brewery377 m
Patchworks402 m
La Transilvania520 m
Chop Shop Tavern630 m

Nearby gyms

Raw Gym462 m
Anytime Fitness729 m
Leyton Gym748 m
Pause759 m

Nearby pharmacies

MS Chemist279 m
Anji's Pharmacy416 m

Nearby health

Leabridge Road Dental Surgery297 m
Key 2 Smile776 m
Food hygiene (5-star)35% of 91

Business

Local businesses registered here

Active businesses
10
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

BYSUMEX LIMITED
FIXING AND MAINTAINING LIMITED
FMART LTD
GREENHOUSEFM LTD
LITTLE LEGENDS CHILDCARE LIMITED

+5 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.

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 months0

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

4/100

Velocity score

Future outlook

28.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,930m
Crossrail 2 route3,468m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
9
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
211 homes · Phase 2 & 3, Beaumont Road Estate, Phase 2 & 3, Beaumont Road Estate, Beaumont Road, Leyton, E10
Pipeline pressure
NONE

Named schemes (500m)

210, 210, CHURCH ROAD, E10 7JQ110 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
6, 6, CLYDE PLACE, E1023 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

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Key facts for E10 7HL

Full postcodeE10 7HL
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLea Bridge
Latitude51.569773
Longitude-0.018914
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