Lea Bridge · Waltham Forest · Walthamstow constituency · 51.57050, -0.02096

E10 7JU— Lea Bridge, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 75%Safety 84/100Transport 24/100Low yield 2.88%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
61
Safety
84
Schools
61
Transport
24
Environment
68
Investment
42

The bottom line

E10 7JU offers low crime and fast broadband at £605,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 49 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E10 7JU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+16.3% vs London avg
vs London income+11.0% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for E10 7JU

🛡️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📈 Up & Coming🔒 Very Safe

“Strong, well-rated schools nearby”

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How E10 7JU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

Riverley Primary School

Not yet inspected · 6 min walk

KS2: 111.9

★

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 · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.0 incidents per 1,000 residents

Better than 65% of London
→ Stable

-31% vs borough

Crime by type

Anti-social behaviour29%
Other23%
Violence & sexual offences20%
Vehicle crime12%
Drug offences7%
Burglary6%
Robbery2%
Theft1%

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 · 871m

Crime is 28% 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.

£605,000

Median sale price

Above London median by 16%

£605,000 is 16% above the London median (£520,000)

+72.3%

This year

Terraced

Dominant type

Price history

5-year change
+95.2%
Sales (24 months)5
New build0.0%
Avg terraced£605,000
Price per m²£7,237/m²
Price per ft²£672/ft²
Avg floor area83.4 m²

EPC breakdown

B
1%
C
11%
D
23%
E
6%

Based on 41 properties · Confidence: high

Street mix

Semi 17%Terraced 64%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

Stamp duty

Standard buyer£17,750
First-time buyerFTB
£9,000
Additional propertyBTL/2nd
£35,900

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

13.0×

Price-to-income

£3,027/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£208,500
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 CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+9.2%

Total change

+1181%

Market Activity

Price Velocity & Acceleration

Current Velocity

+50.5%

per year

Acceleration

+36.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 49 sales

Property Type Mix

Total: 49 sales

Semi-detached18.4%
Terraced61.2%
Flat/maisonette20.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£110k+81.8%2.2
Post-dot-com plateau2001–2004£114k£193k+69.2%2.2
Pre-crash peak2005–2007£265k£215k-18.9%1.7
GFC & correction2008–2010£210k£225k+7.1%1.3
Help-to-Buy recovery2013–2015£300k£315k+5%3
Brexit uncertainty2018–2019£370k£320k-13.5%1
Pandemic surge2020–2021£415k£310k-25.3%1.5
Rate-rise correction2023–2023£450k£450k+0%1
Current market2024–2025£515k£775k+50.5%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4.9% alpha

Weakest performer

Terraced

+0.8% alpha

Flat/maisonette+4.9% α
Local
14.9%
District
10%
Terraced+0.8% α
Local
9%
District
8.2%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

26out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing17
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
16.7 min walk
Walthamstow Queens Road

Nearby stations

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

44

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge56 min ↑
Victoria53 min ↑
Waterloo61 min ↑
Canary Wharf52 min ↑
City ★49 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

29

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)26
Nearest car park219m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
703m

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: 6.6 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 79% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.1 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

1 min walk

58%

Recommend GP

58%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

13

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

3

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 143 m
2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

268m

Post office

Nearby shops

Class Fruit and Veg173 m
Daily Fruit & Vegetables176 m
Food 4 Less209 m
Percy Ingle254 m

Nearby cafes

Fastline235 m
Sam's Cafe440 m
KukooLaLa Cafe685 m
Star Nergiz Express693 m

Nearby restaurants

Roti Factory144 m
Lagos Island153 m
Atlantic Fish Bar171 m
Grill N Spice182 m

Nearby pubs

Blondies Brewery253 m
Patchworks282 m
La Transilvania381 m
Hare and Hounds573 m

Nearby gyms

Raw Gym495 m
Walthamstow Leisure Centre814 m
Feel Good Too Sports Ground863 m
SideOut Leyton991 m

Nearby pharmacies

MS Chemist179 m
Anji's Pharmacy263 m

Nearby health

Leabridge Road Dental Surgery143 m
Key 2 Smile807 m
Food hygiene (5-star)32% of 96

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BRAINS & BRAWN STUDIO LIMITED
BRAINS&BRAWNS LTD.
H5 SYSTEMS LIMITED
HEYAH LIMITED
HHPROPERTYLTD LIMITED

+1 more

Investment

Investment grade, yield and market outlook

42

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score45/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

21/100

Velocity score

Future outlook

55.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,932m
Crossrail 2 route3,306m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,965 nationally

1,831

Est. population

22,208/km²

60%

Employed

39%

Degree educated

£46,600

Median income

6.5%

Claimant rate

SuburbanVery high densityEstablished mixed

47

Community stability

Age profile

23%
25%
25%
17%
Under 1823%
18–3425%
35–4925%
50–6417%
65+11%

Tenure

27%
34%
29%
Own outright27%
Own (mortgage)34%
Private rent29%
Social rent9%
Shared ownership1%

Ethnicity

23%
14%
37%
16%
White British23%
White Other14%
Asian37%
Black16%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine19%
No car household41%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent29%
Social rent9%

vs. London

Income vs London+11.0%
Price vs London+16.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
8
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)
17
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
ALBANY COURT, 3, ALBANY COURT, 3, ALBANY ROAD, E1043 homes
completed
SUFFOLK COURT, 25, SUFFOLK COURT, 25, CAMBRIAN ROAD, E10 7JJ35 homes
completed
210, 210, CHURCH ROAD, MARCONI ROAD, E1027 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 (£605,000)

£17,750

Standard buyer

£9,000

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 7JU

Full postcodeE10 7JU
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLea Bridge
Latitude51.570500
Longitude-0.020961
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