Lea Bridge · Waltham Forest · Walthamstow constituency · 51.56655, -0.02712

E10 7NB— Lea Bridge, Waltham Forest

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

The family fortress

 

Schools 67%Safety 71/100Transport 36/100Yield 7.40%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
57
Safety
71
Schools
68
Transport
36
Environment
80
Investment
52

The bottom line

E10 7NB offers low crime, fast broadband and a green environment at £235,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E10 7NB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-54.8% vs London avg
vs London income+11.0% vs London avg
vs London crime+94.0% vs London avg

Deep-dive guides for E10 7NB

🛡️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 7NB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

68

Education score

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

Primary

Sybourn Primary School

Outstanding · Inspected Jun 2023 · 5 min walk

KS2: 108.5

★

Secondary

Lammas School

Requires Improvement · Inspected Sept 2023 · 2 min walk

P8: -0.74A8: 40.7

67% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 16 min walk

6 primaries · 1 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leyton Fire Station · 812m

Crime is +94% above 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.

£235,000

Median sale price

Bottom 25% — 55% below London median

£235,000 is 55% below the London median (£520,000)

-43.6%

This year

Flat

Dominant type

Price history

5-year change
+2.6%
Sales (24 months)5
New build0.0%
Avg flat£235,000
Price per m²£5,949/m²
Price per ft²£553/ft²
Avg floor area39 m²

EPC breakdown

B
6%
C
31%
D
26%
E
3%

Based on 66 properties · Confidence: high

Street mix

Flat 100%

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
£7,050

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

5.0×

Price-to-income

£1,176/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£97,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1998–2026 · CAGR

+3.2%

Total change

+143%

Market Activity

Price Velocity & Acceleration

Current Velocity

-39.1%

per year

Acceleration

-6.78

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 65 sales

Property Type Mix

Total: 65 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£55k£60k+10.1%2.7
Post-dot-com plateau2001–2004£78k£103k+32.9%4.5
Pre-crash peak2005–2007£132k£150k+13.6%5
Help-to-Buy recovery2014–2016£171k£250k+46.6%2.7
Brexit uncertainty2017–2017£274k£274k+0%2
Pandemic surge2020–2021£350k£229k-34.5%2.5
Rate-rise correction2022–2023£289k£219k-24.3%2
Current market2024–2026£321k£133k-58.8%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.7% alpha

Flat/maisonette-2.7% α
Local
4.8%
District
7.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Walthamstow Central Underground StationVictoria line
22.7 min walk
Lea Bridge

Nearby stations

Lea BridgeNational Rail
8 min walk
Leyton Midland Road Rail StationSuffragette
17 min walk
St James Street (London) Rail StationWeaver
21 min walk
Walthamstow Queens Road Rail StationSuffragette
21 min walk
Leyton Underground StationCentral
23 min walk
No bus stops within 400m

44

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

1.3 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

12

Car parks (800m)

2

EV chargers (800m)

Nearest car park93m
Santander docks (800m)0
Nearest cycle dock1.3 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: 6.0 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 70%
More green space than 93% 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

4 min walk

68%

Recommend GP

68%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalCity & Hackney Centre for Mental Health · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

2

Convenience

Nearest supermarketLongdan · 270 m
2 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)

0

Cinemas (2km)

481m

Post office

Nearby shops

Lea Bridge Express279 m
Leo's Food & Wine342 m
Cansin Supermarket394 m
KVS Superstore438 m

Nearby cafes

KukooLaLa Cafe309 m
Paga Cafe409 m
Sam's Cafe426 m
Cafe Benor445 m

Nearby restaurants

Sodexo at Lammas School115 m
Saffrom Kitchen287 m
Good View340 m
Bodrum Restaurant398 m

Nearby pubs

Hare and Hounds275 m
Patchworks369 m
La Transilvania390 m
Blondies Brewery394 m

Nearby gyms

Feel Good Too Sports Ground602 m
SideOut Leyton710 m
Walthamstow Leisure Centre1.1 km

Nearby pharmacies

Anji's Pharmacy485 m
MS Chemist768 m

Nearby health

Ivy Dentistry and Aesthetics487 m
Leabridge Road Dental Surgery665 m
Food hygiene (5-star)32% of 94

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

BRITANNIC ENERGY LTD
LEAD SPRINT LIMITED

Investment

Investment grade, yield and market outlook

52

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
7.4% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score16/100
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

43.6

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,340m
Crossrail 2 route3,228m

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-54.8%

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%
Historic landfill (400m)
1
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)
8
Largest scheme
110 homes · 210, 210, CHURCH ROAD, E10 7JQ
Pipeline pressure
NONE

Named schemes (500m)

25650 homes
completed
210, 210, CHURCH ROAD, MARCONI ROAD, E1027 homes
completed
330 - 332, 330 - 332, Lea Bridge Road, Leyton, E10 7LA19 homes
completed
314a Lea Bridge Road,4 homes
completed
3113 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 (£235,000)

£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 7NB

Full postcodeE10 7NB
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLea Bridge
Latitude51.566548
Longitude-0.027120
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