Lea Bridge · Waltham Forest · Walthamstow constituency · 51.56683, -0.03162

E10 7PA— Lea Bridge, Waltham Forest

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

The family fortress

 

Schools 75%Safety 78/100Transport 39/100Yield 3.95%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
78
Schools
73
Transport
39
Environment
87
Investment
47

The bottom line

E10 7PA offers low crime, fast broadband and a green environment at £440,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E10 7PA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-15.4% vs London avg
vs London income+11.0% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for E10 7PA

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E10 7PA 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 · 6 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 12 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

84.0 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

+24% vs borough

Crime by type

Other26%
Violence & sexual offences20%
Anti-social behaviour19%
Vehicle crime10%
Theft10%
Burglary7%
Drug offences5%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.1km

Crime is +29% 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.

£440,000

Median sale price

15% below London median

£440,000 is 15% below the London median (£520,000)

+30.5%

This year

Flat

Dominant type

Price history

5-year change
+6.0%
Sales (24 months)5
New build0.0%
Avg terraced£440,000
Avg flat£449,500
Price per m²£6,697/m²
Price per ft²£622/ft²
Avg floor area65.3 m²

EPC breakdown

C
16%
D
32%
E
7%
F
2%

Based on 57 properties · Confidence: high

Street mix

Terraced 12%Flat 85%Other 4%

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£9,500
First-time buyerFTB
£750
Additional propertyBTL/2nd
£22,700

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

9.4×

Price-to-income

£2,201/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£163,250
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 BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+7.7%

Total change

+592%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.2%

per year

Acceleration

-22.66

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 70 sales

Property Type Mix

Total: 70 sales

Terraced11.4%
Flat/maisonette88.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£65k£75k+15.4%4
Post-dot-com plateau2001–2004£75k£128k+70.7%3.2
Pre-crash peak2005–2007£148k£185k+25.4%3.3
GFC & correction2008–2012£200k£180k-10%2.3
Help-to-Buy recovery2013–2016£186k£381k+105.4%3
Brexit uncertainty2017–2019£378k£381k+0.8%3
Pandemic surge2020–2021£388k£415k+7%2.5
Rate-rise correction2023–2023£353k£353k+0%4
Current market2024–2025£440k£450k+2.2%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
7.9%
District
7.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position40

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
23.7 min walk
Lea Bridge

Nearby stations

Lea BridgeNational Rail
4 min walk
St James Street (London) Rail StationWeaver
20 min walk
Leyton Midland Road Rail StationSuffragette
21 min walk
Walthamstow Queens Road Rail StationSuffragette
21 min walk
Clapton Rail StationGreater Anglia · Weaver
23 min walk
No bus stops within 400m

36

Walkability score

58

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria53 min ↑
Waterloo57 min ↑
Canary Wharf46 min ↑
City ★44 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

13

Car parks (800m)

2

EV chargers (800m)

Nearest car park262m
Santander docks (800m)0
Nearest cycle dock1.4 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 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: 5.8 km away✗ Not Green Belt✗ Not AONB69% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.4 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

5 min walk

68%

Recommend GP

68%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

Nearest hospitalCity & Hackney Centre for Mental Health · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

5

Convenience

Nearest supermarketLongdan · 515 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

634m

Post office

Nearby shops

KVS Superstore136 m
Can Supermarket144 m
Cherry's Food and Wine183 m
Mohi's Food and Crafts201 m

Nearby cafes

Paga Cafe125 m
Cafe Benor140 m
Kophi154 m
The WaterWorks379 m

Nearby restaurants

Conrad's Kitchen124 m
Daddy's Kebabs151 m
Saffrom Kitchen330 m
Sodexo at Lammas School426 m

Nearby pubs

Hare and Hounds295 m
La Transilvania507 m
Neckstamper Brewing516 m
Patchworks565 m

Nearby gyms

Walthamstow Leisure Centre1.0 km
Hackney Marshes Pavilion1.1 km

Nearby pharmacies

Anji's Pharmacy639 m

Nearby health

Ivy Dentistry and Aesthetics174 m
Leabridge Road Dental Surgery852 m
Food hygiene (5-star)45% of 53

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

EVOKE LONDON LTD
HE KNOWS IT LTD

Investment

Investment grade, yield and market outlook

47

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

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

8/100

Velocity score

Future outlook

51.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route9,217m
Crossrail 2 route2,915m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,121 nationally

1,975

Est. population

14,549/km²

71%

Employed

46%

Degree educated

£46,600

Median income

7.5%

Claimant rate

SuburbanHigh densityEstablished mixed

32

Community stability

Age profile

24%
24%
31%
16%
Under 1824%
18–3424%
35–4931%
50–6416%
65+6%

Tenure

30%
50%
Own outright12%
Own (mortgage)30%
Private rent50%
Social rent7%
Shared ownership0%
Rent free1%

Ethnicity

28%
29%
18%
White British28%
White Other29%
Asian12%
Black19%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine19%
No car household56%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent50%
Social rent7%

vs. London

Income vs London+11.0%
Price vs London-15.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
6
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)
6
Largest scheme
300 homes · Land Adjacent To,97,lea Bridge Road,leyton, 97, Leyton
Pipeline pressure
NONE

Named schemes (500m)

Land Adjacent To,97,lea Bridge Road,leyton, 97, Leyton300 homes
completed
69 & 71, 69 & 71, Flempton Road, Leyton, E10 7NH81 homes
completed
VACANT SITE ON INDUSTRIAL LAND ADJACENT, VACANT SITE ON INDUSTRIAL LAND ADJACENT, HEYBRIDGE WAY, E1054 homes
completed
189, 189, Lea Bridge Road, Leyton, E10 7PN9 homes
completed
205-207a, Lea Bridge Road, E10 7PN3 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 (£440,000)

£9,500

Standard buyer

£750

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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Key facts for E10 7PA

Full postcodeE10 7PA
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLea Bridge
Latitude51.566830
Longitude-0.031624
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