Lea Bridge · Waltham Forest · Walthamstow constituency · 51.56999, -0.02247

E10 7JT— Lea Bridge, Waltham Forest

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

The family fortress

 

Schools 75%Safety 71/100Transport 27/100Low yield 2.80%

Best for: Families

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Car-dependent area — limited public transport

Liveability
55
Safety
71
Schools
61
Transport
27
Environment
75
Investment
40

The bottom line

E10 7JT offers low crime, fast broadband and a green environment at £621,250 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E10 7JT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+19.5% vs London avg
vs London income+11.0% vs London avg
vs London crime+94.0% vs London avg

Deep-dive guides for E10 7JT

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E10 7JT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

Willow Brook Primary School Academy

Not yet inspected · 6 min walk

KS2: 112.0

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 6 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 · 13 min walk

8 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

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 861m

Crime is +94% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£621,250

Median sale price

Above London median by 19%

£621,250 is 19% above the London median (£520,000)

+30.0%

This year

Terraced

Dominant type

Price history

5-year change
+3.5%
Sales (24 months)6
New build0.0%
Avg terraced£630,000
Avg flat£307,934
Price per m²£7,076/m²
Price per ft²£657/ft²
Avg floor area89.6 m²

EPC breakdown

C
18%
D
41%
E
7%
F
1%
G
1%

Based on 68 properties · Confidence: high

Street mix

Semi 3%Terraced 82%Detached 3%Flat 12%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£18,562
First-time buyerFTB
£9,812
Additional propertyBTL/2nd
£37,200

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

13.3×

Price-to-income

£3,108/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£224,000
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 CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.8%

Total change

+1272%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.3%

per year

Acceleration

+35.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £600k–£700k · 79 sales

Property Type Mix

Total: 79 sales

Detached2.5%
Semi-detached2.5%
Terraced83.5%
Flat/maisonette11.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£124k+112.9%3
Post-dot-com plateau2001–2004£101k£198k+96%4.2
Pre-crash peak2005–2007£229k£240k+4.8%2.3
GFC & correction2008–2012£224k£298k+33.1%1.8
Help-to-Buy recovery2013–2016£225k£570k+153.3%3.8
Brexit uncertainty2017–2019£568k£338k-40.5%2
Pandemic surge2020–2021£405k£600k+48.1%2
Rate-rise correction2022–2023£220k£675k+206.8%2
Current market2024–2026£630k£796k+26.3%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
8.2%
District
8.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
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
17.4 min walk
Walthamstow Queens Road

Nearby stations

Leyton Midland Road Rail StationSuffragette
13 min walk
Walthamstow Queens Road Rail StationSuffragette
16 min walk
Walthamstow Queens RoadNational Rail
16 min walk
St James Street (London) Rail StationWeaver
18 min walk
Walthamstow Central Rail StationWeaver
18 min walk
No bus stops within 400m

46

Walkability score

26

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

24

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)26
Nearest car park311m
Santander docks (800m)0
Nearest cycle dock1.5 km

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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.5 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% of London

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

2 min walk

58%

Recommend GP

58%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.9 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

81

Parks (1km)

14

Restaurants (800m)

3

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

6

Convenience

Nearest supermarketMadina Cash & Carry · 142 m
3 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)

177m

Post office

Nearby shops

Food 4 Less144 m
Percy Ingle168 m
Cakes & Tarts181 m
Junction Market184 m

Nearby cafes

Fastline156 m
Sam's Cafe398 m
KukooLaLa Cafe605 m
Paga Cafe754 m

Nearby restaurants

Royal Burgers142 m
Atlantic Fish Bar145 m
Too Sweet Jerk N BBQ151 m
Lagos Island160 m

Nearby pubs

Blondies Brewery136 m
Patchworks164 m
La Transilvania273 m
Hare and Hounds456 m

Nearby gyms

Raw Gym612 m
Walthamstow Leisure Centre796 m
Feel Good Too Sports Ground814 m
SideOut Leyton943 m

Nearby pharmacies

Anji's Pharmacy174 m
MS Chemist269 m

Nearby health

Leabridge Road Dental Surgery182 m
Food hygiene (5-star)34% of 97

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
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

BRIT TECH UK LTD
MARY CHRISTOU LTD
OPTEGRA CONSTRUCTION LTD
SYBIL STK LTD
VYLON MAINTENANCE LTD

+2 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.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

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

17/100

Velocity score

Future outlook

34

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,832m
Crossrail 2 route3,257m

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%
Price vs London+19.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
6
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)

210, 210, CHURCH ROAD, E10 7JQ110 homes
completed
25650 homes
completed
SUFFOLK COURT, 25, SUFFOLK COURT, 25, CAMBRIAN ROAD, E10 7JJ35 homes
completed
210, 210, CHURCH ROAD, MARCONI ROAD, E1027 homes
completed
330 - 332, 330 - 332, Lea Bridge Road, Leyton, E10 7LA19 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 (£621,250)

£18,562

Standard buyer

£9,812

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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Compare Waltham Forest with nearby boroughs:

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Key facts for E10 7JT

Full postcodeE10 7JT
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLea Bridge
Latitude51.569994
Longitude-0.022469
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