Lea Bridge · Waltham Forest · Walthamstow constituency · 51.56975, -0.02567

E10 7JS— Lea Bridge, Waltham Forest

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

The family fortress

 

Schools 75%Safety 82/100Transport 34/100Yield 7.73%

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
60
Safety
82
Schools
73
Transport
34
Environment
79
Investment
58

The bottom line

E10 7JS offers low crime and a green environment at £225,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E10 7JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-56.7% vs London avg
vs London income+11.0% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for E10 7JS

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

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“The family fortress”

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How E10 7JS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

73

Education score

Good for families
★ Top school within 1km
★★★

Primary

Sybourn Primary School

Outstanding · Inspected Jun 2023 · 2 min walk

KS2: 108.5

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 5 min walk

P8: -0.74A8: 40.7

75% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.3 incidents per 1,000 residents

Better than 55% of London
→ Stable

-13% vs borough

Crime by type

Other37%
Violence & sexual offences23%
Anti-social behaviour17%
Theft7%
Vehicle crime7%
Drug offences4%
Robbery3%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leyton Fire Station · 962m

Crime is 9% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£225,000

Median sale price

Bottom 25% — 57% below London median

£225,000 is 57% below the London median (£520,000)

-47.1%

This year

Flat

Dominant type

Price history

5-year change
-6.3%
Sales (24 months)7
New build0.0%
Avg flat£225,000
Price per m²£4,182/m²
Price per ft²£389/ft²
Avg floor area54.7 m²

EPC breakdown

C
25%
D
25%
E
6%
F
2%
G
1%

Based on 59 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£6,750

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

4.8×

Price-to-income

£1,126/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£136,750
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 BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2026 · CAGR

+4.2%

Total change

+205%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.7%

per year

Acceleration

-17.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 131 sales

Property Type Mix

Total: 131 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£59k£60k+1.1%4.5
Post-dot-com plateau2001–2004£66k£133k+100.7%8.2
Pre-crash peak2005–2007£116k£155k+33.6%6
GFC & correction2008–2012£150k£110k-26.7%2.5
Help-to-Buy recovery2013–2016£100k£199k+98.6%6
Brexit uncertainty2017–2019£199k£270k+35.7%6
Pandemic surge2020–2021£230k£240k+4.3%3
Rate-rise correction2022–2023£305k£304k-0.5%2.5
Current market2024–2026£285k£180k-36.8%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Flat/maisonette-1.7% α
Local
5.8%
District
7.5%

CAGR over 26yr 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 Timing2
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
Walthamstow Central Underground StationVictoria line
18.3 min walk
Lea Bridge

Nearby stations

Lea BridgeNational Rail
11 min walk
Leyton Midland Road Rail StationSuffragette
15 min walk
Walthamstow Queens Road Rail StationSuffragette
16 min walk
St James Street (London) Rail StationWeaver
17 min walk
Walthamstow Central Rail StationWeaver
19 min walk
No bus stops within 400m

49

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

1.5 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

17

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)26
Nearest car park116m
Santander docks (800m)0
Nearest cycle dock1.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 6.3 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 43%
More green space than 92% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.7 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

SEYMOUR MEDICAL CENTRE

266 LEA BRIDGE ROAD, LEYTON, E10 7LD

2 min walk

68%

Recommend GP

68%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

15

Restaurants (800m)

3

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

6

Convenience

Nearest supermarketLongdan · 164 m
2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

114m

Post office

Nearby shops

Cansin Supermarket56 m
Leo's Food & Wine75 m
Junction Market105 m
Cakes & Tarts110 m

Nearby cafes

Fastline149 m
Sam's Cafe483 m
Paga Cafe538 m
KukooLaLa Cafe583 m

Nearby restaurants

Berliner54 m
Bodrum Restaurant54 m
Good View79 m
Crave93 m

Nearby pubs

La Transilvania59 m
Patchworks74 m
Blondies Brewery93 m
Hare and Hounds239 m

Nearby gyms

Walthamstow Leisure Centre725 m
Raw Gym813 m
Feel Good Too Sports Ground846 m
SideOut Leyton972 m

Nearby pharmacies

Anji's Pharmacy119 m
MS Chemist442 m

Nearby health

Leabridge Road Dental Surgery327 m
Ivy Dentistry and Aesthetics648 m
Food hygiene (5-star)35% of 91

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

BASE B LTD
G.J.P. FILMS LTD
GEMS FPV LTD
LT PEOPLE LTD
NEXT CENTURY LOGISTICS LIMITED

+6 more

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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
7.7% (high)London avg: 3.8%Strong yield — top 6% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months6

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

46.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,701m
Crossrail 2 route3,103m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,738 nationally

1,989

Est. population

18,829/km²

70%

Employed

50%

Degree educated

£46,600

Median income

6.2%

Claimant rate

SuburbanVery high densityEstablished mixed

37

Community stability

Age profile

26%
25%
29%
15%
Under 1826%
18–3425%
35–4929%
50–6415%
65+5%

Tenure

32%
35%
20%
Own outright10%
Own (mortgage)32%
Private rent35%
Social rent20%
Shared ownership3%
Rent free0%

Ethnicity

29%
23%
16%
20%
White British29%
White Other23%
Asian16%
Black20%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household53%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent35%
Social rent20%

vs. London

Income vs London+11.0%
Price vs London-56.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
4
Borough approval rate
82%
Opportunity area
Olympic Legacy
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
7
Largest scheme
110 homes · 210, 210, CHURCH ROAD, E10 7JQ
Pipeline pressure
NONE

Named schemes (500m)

210, 210, CHURCH ROAD, E10 7JQ110 homes
completed
25650 homes
completed
210, 210, CHURCH ROAD, MARCONI ROAD, E1027 homes
completed
330 - 332, 330 - 332, Lea Bridge Road, Leyton, E10 7LA19 homes
completed
Garage Site, Garage Site, Broomfield, Walthamstow, E17 8DZ4 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£225,000)

£0

Standard buyer

£0

First-time buyer

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 7JS

Full postcodeE10 7JS
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLea Bridge
Latitude51.569752
Longitude-0.025669
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