Lea Bridge · Waltham Forest · Walthamstow constituency · 51.57085, -0.02431

E10 7LA— Lea Bridge, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 75%Safety 71/100Transport 25/100Low yield 3.38%

Best for: Families

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Car-dependent area — limited public transport

Liveability
52
Safety
71
Schools
73
Transport
25
Environment
71
Investment
49

The bottom line

E10 7LA offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 49 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E10 7LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E10 7LA

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How E10 7LA 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 · 3 min walk

KS2: 108.5

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 7 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 · 11 min walk

10 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

95

Road safety score

5

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.0km

Crime is +94% above London average

Property

Prices, sales volume and market trends

Avg floor area53.2 m²

EPC breakdown

C
19%
D
22%
E
11%
F
7%
G
1%

Based on 60 properties · Confidence: high

Street mix

Terraced 58%Flat 33%Other 8%

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

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£133,000
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)
Roof(another dwelling above)
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

1999–2017 · CAGR

+7.2%

Total change

+247%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.8%

per year

Acceleration

-30.21

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 21 sales

Property Type Mix

Total: 21 sales

Terraced61.9%
Flat/maisonette38.1%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£95k£145k+52.6%2
Post-dot-com plateau2001–2004£150k£208k+38.3%2.5
Pre-crash peak2005–2007£285k£293k+2.6%2.5
GFC & correction2012–2012£358k£358k+0%1
Brexit uncertainty2017–2017£330k£330k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+3.3% alpha

Weakest performer

Flat/maisonette

-9% alpha

Terraced+3.3% α
Local
20.1%
District
16.8%
Flat/maisonette-9% α
Local
10.1%
District
19.1%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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 CentralVictoria line
16.6 min walk
Walthamstow Queens Road

Nearby stations

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

51

Walkability score

50

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

25

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)26
Nearest car park184m
Santander docks (800m)0
Nearest cycle dock1.5 km

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 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.5 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.8 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

2

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

14

Restaurants (800m)

3

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

6

Convenience

Nearest supermarketKGN Wholesale & Retail · 44 m
2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

43m

Post office

Nearby shops

Percy Ingle28 m
Food 4 Less30 m
Cakes & Tarts48 m
Junction Market54 m

Nearby cafes

Fastline7 m
Sam's Cafe532 m
Paga Cafe679 m
KukooLaLa Cafe693 m

Nearby restaurants

Too Sweet Jerk N BBQ9 m
Khan G Kababish22 m
Royal Burgers63 m
Crave69 m

Nearby pubs

Blondies Brewery135 m
Patchworks153 m
La Transilvania172 m
Hare and Hounds384 m

Nearby gyms

Walthamstow Leisure Centre648 m
Raw Gym673 m
Feel Good Too Sports Ground932 m
SideOut Leyton1.1 km

Nearby pharmacies

Anji's Pharmacy38 m
MS Chemist297 m

Nearby health

Leabridge Road Dental Surgery180 m
Ivy Dentistry and Aesthetics790 m
Food hygiene (5-star)34% of 98

Business

Local businesses registered here

Active businesses
39
New (last 12 months)
8
Dissolved (last 12 months)
0
Industry diversity
29
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

A&B ANSARI LTD
AHMED HAIRDRESSER LIMITED
AMIN REALTY LTD
ANJI'S PHARMACY LIMITED
ASH CAR HIRE LTD

+15 more

Investment

Investment grade, yield and market outlook

49

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

9.2

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,854m
Crossrail 2 route3,098m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
5
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)
10
Largest scheme
110 homes · 210, 210, CHURCH ROAD, E10 7JQ
Pipeline pressure
NONE

Named schemes (500m)

210, 210, CHURCH ROAD, E10 7JQ110 homes
completed
BOUNDARY ROAD ESTATE (PHASE 1), BOUNDARY ROAD ESTATE (PHASE 1), BOUNDARY ROAD, E1785 homes
completed
BOUNDARY ROAD ESTATE (PHASE 2), BOUNDARY ROAD ESTATE (PHASE 2), BOUNDARY ROAD, E1782 homes
completed
25650 homes
completed
JAMES DIXON TOWER, 27, JAMES DIXON TOWER, 27, BEACONSFIELD ROAD, E1736 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

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Key facts for E10 7LA

Full postcodeE10 7LA
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLea Bridge
Latitude51.570853
Longitude-0.024308
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