Lea Bridge · Waltham Forest · Walthamstow constituency · 51.56851, -0.03390

E10 7PP— Lea Bridge, Waltham Forest

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

The family fortress

 

Schools 75%Safety 75/100Transport 40/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
75
Schools
73
Transport
40
Environment
86
Investment
37

The bottom line

E10 7PP offers low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E10 7PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+11.0% vs London avg
vs London crime+55.0% vs London avg

Deep-dive guides for E10 7PP

🛡️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 7PP 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 · 8 min walk

P8: -0.74A8: 40.7

75% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

100.8 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+49% vs borough

Crime by type

Other28%
Violence & sexual offences18%
Anti-social behaviour18%
Vehicle crime11%
Theft9%
Drug offences7%
Robbery4%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.3km

Crime is +55% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E10 district median

£515,000

Based on 402 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£7,989/m²
Price per ft²£742/ft²
Avg floor area77.3 m²

EPC breakdown

B
17%
C
9%
D
13%
E
1%
F
1%

Based on 41 properties · Confidence: high

Street mix

Semi 5%Terraced 95%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£193,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8%

Total change

+912%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.6%

per year

Acceleration

+13.23

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached5.4%
Terraced94.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£61k£95k+55.1%2.8
Post-dot-com plateau2001–2004£138k£213k+54.5%2.8
Pre-crash peak2005–2007£232k£244k+5.2%1.3
GFC & correction2008–2012£250k£250k+0%1
Help-to-Buy recovery2015–2016£398k£495k+24.5%1.5
Brexit uncertainty2017–2017£460k£460k+0%1
Rate-rise correction2022–2022£690k£690k+0%1
Current market2024–2025£610k£620k+1.6%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Terraced+0.8% α
Local
9.2%
District
8.4%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Lea Bridge

Nearby stations

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

35

Walkability score

68

Footpaths (500m)

0

Santander docks (800m)

1.6 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)

Total spaces (800m)26
Nearest car park265m
Santander docks (800m)0
Nearest cycle dock1.6 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: 5.9 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.2 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 hospitalHomerton University Hospital · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

75

Parks (1km)

5

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Neckstamper Brewing (292 m)

Nearest supermarketLongdan · 642 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

673m

Post office

Nearby shops

KVS Superstore119 m
Can Supermarket123 m
Cherry's Food and Wine157 m
Mohi's Food and Crafts176 m

Nearby cafes

Paga Cafe120 m
Cafe Benor121 m
Kophi131 m
Sky Cafe364 m

Nearby restaurants

Conrad's Kitchen123 m
Daddy's Kebabs128 m
Hoo Hing355 m
Saffrom Kitchen387 m

Nearby pubs

Neckstamper Brewing292 m
Hare and Hounds358 m
La Transilvania547 m
Patchworks648 m

Nearby gyms

Walthamstow Leisure Centre905 m
Hackney Marshes Pavilion1.2 km

Nearby pharmacies

Anji's Pharmacy678 m

Nearby health

Ivy Dentistry and Aesthetics149 m
Food hygiene (5-star)50% of 48

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

FRESH CLEANING SOLUTIONS 25 LTD
HATFIELD GARDEN INVESTMENTS LTD
LEARN TO PA55 DRIVING SCHOOL LIMITED
SUNSET LONDON LTD
THETECHPLUG LIMITED

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

49.8

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route9,304m
Crossrail 2 route2,746m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,506 nationally

2,648

Est. population

3,142/km²

66%

Employed

46%

Degree educated

£46,600

Median income

5.9%

Claimant rate

SuburbanMedium densityEstablished mixed

43

Community stability

Age profile

25%
30%
24%
13%
Under 1825%
18–3430%
35–4924%
50–6413%
65+8%

Tenure

18%
35%
26%
Own outright18%
Own (mortgage)35%
Private rent26%
Social rent13%
Shared ownership8%

Ethnicity

24%
23%
21%
16%
White British24%
White Other23%
Asian21%
Black16%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine20%
No car household52%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent26%
Social rent13%

vs. London

Income vs London+11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
8
Borough approval rate
82%
Opportunity area
Lee Valley
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.8bn
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
14, 14, BURWELL ROAD, E1036 homes
completed
Cromwell Industrial Estate, Cromwell Industrial Estate, Staffa Road, Leyton, E10 7QZ18 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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Compare Waltham Forest with nearby boroughs:

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Key facts for E10 7PP

Full postcodeE10 7PP
Postcode districtE10
BoroughLondon Borough of Waltham Forest
WardLea Bridge
Latitude51.568514
Longitude-0.033904
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