Lea Bridge · Waltham Forest · Walthamstow constituency · 51.57153, -0.02807

E17 8EH— Lea Bridge, Waltham Forest

Location and area intelligence for E17 8EH, Lea Bridge, Waltham Forest

Strong, well-rated schools nearby

 

Schools 67%Safety 82/100Transport 30/100Low yield 3.36%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
59
Safety
82
Schools
100
Transport
30
Environment
71
Investment
48

The bottom line

E17 8EH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 49 min to city — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E17 8EH scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E17 8EH meets your needs.

Location

E17 8EH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+11.0% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for E17 8EH

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E17 8EH with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How E17 8EH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Sybourn Primary School

Outstanding · Inspected Jun 2023 · 2 min walk

KS2: 108.5

—

Secondary

Kelmscott School

Not yet inspected · 6 min walk

P8: -0.31A8: 44.6

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 9 min walk

10 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

59.3 incidents per 1,000 residents

Better than 55% of London
→ Stable

-13% vs borough

Crime by type

Other37%
Violence & sexual offences23%
Anti-social behaviour17%
Theft7%
Vehicle crime7%
Drug offences4%
Robbery3%
Burglary2%

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 · 1.2km

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area66.7 m²

EPC breakdown

C
10%
D
14%
E
3%

Based on 27 properties · Confidence: medium

Street mix

Terraced 16%Flat 84%

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£166,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+8.6%

Total change

+830%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.7%

per year

Acceleration

-23.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 46 sales

Property Type Mix

Total: 46 sales

Terraced17.4%
Flat/maisonette82.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£50k£90k+80%3
Post-dot-com plateau2001–2004£76k£141k+84.9%2
Pre-crash peak2005–2007£145k£167k+15.2%2
GFC & correction2008–2011£200k£169k-15.8%2
Help-to-Buy recovery2013–2015£202k£375k+86.1%1
Brexit uncertainty2017–2017£398k£398k+0%2
Pandemic surge2020–2021£370k£450k+21.6%1.5
Rate-rise correction2022–2023£435k£504k+15.8%1.5
Current market2024–2024£465k£465k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
9.2%
District
8.6%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Walthamstow Central Underground StationVictoria line
16.7 min walk
Lea Bridge

Nearby stations

Lea BridgeNational Rail
10 min walk
St James Street (London) Rail StationWeaver
14 min walk
Walthamstow Queens Road Rail StationSuffragette
14 min walk
Walthamstow Central Rail StationWeaver
17 min walk
Walthamstow Central Underground StationVictoria
17 min walk
No bus stops within 400m

46

Walkability score

70

Footpaths (500m)

0

Santander docks (800m)

1.6 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

17

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)26
Nearest car park144m
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 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: 6.4 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.6 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 yield848.1 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

3 min walk

68%

Recommend GP

68%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalWhipps Cross University Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

18

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

6

Convenience

Nearest supermarketKGN Wholesale & Retail · 308 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)

1

Cinemas (2km)

247m

Post office

Nearby shops

Cansin Supermarket204 m
Leo's Food & Wine232 m
Junction Market241 m
Cakes & Tarts244 m

Nearby cafes

Fastline273 m
Paga Cafe531 m
Cafe Benor581 m
Kophi606 m

Nearby restaurants

Bodrum Restaurant205 m
Berliner211 m
Crave232 m
Good View233 m

Nearby pubs

La Transilvania204 m
Hare and Hounds308 m
Patchworks326 m
Blondies Brewery333 m

Nearby gyms

Walthamstow Leisure Centre498 m
Dench Fitness957 m

Nearby pharmacies

Anji's Pharmacy250 m
MS Chemist529 m

Nearby health

Leabridge Road Dental Surgery420 m
Ivy Dentistry and Aesthetics637 m
Food hygiene (5-star)30% of 89

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
4
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

AYDA FILMS LIMITED
CURLY TOP (COVETED) LIMITED
CURLY TOP (GOOD MAN) LIMITED
CURLY TOP (PICCADILLY) LIMITED
CURLY TOP FILMS LIMITED

+4 more

Investment

Investment grade, yield and market outlook

48

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

29.4

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route9,793m
Crossrail 2 route2,848m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,738 nationally

1,989

Est. population

18,829/km²

70%

Employed

50%

Degree educated

£46,600

Median income

6.2%

Claimant rate

SuburbanVery high densityEstablished mixed

37

Community stability

Age profile

26%
25%
29%
15%
Under 1826%
18–3425%
35–4929%
50–6415%
65+5%

Tenure

32%
35%
20%
Own outright10%
Own (mortgage)32%
Private rent35%
Social rent20%
Shared ownership3%
Rent free0%

Ethnicity

29%
23%
16%
20%
White British29%
White Other23%
Asian16%
Black20%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household53%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent35%
Social rent20%

vs. London

Income vs London+11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
6
Borough approval rate
82%
Opportunity area
Lee Valley
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
14
Largest scheme
85 homes · BOUNDARY ROAD ESTATE (PHASE 1), BOUNDARY ROAD ESTATE (PHASE 1), BOUNDARY ROAD, E17
Pipeline pressure
NONE

Named schemes (500m)

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
Francis House, 102, Francis House, 102, Beaconsfield Road, E17 8LU30 homes
completed
330 - 332, 330 - 332, Lea Bridge Road, Leyton, E10 7LA19 homes
completed
Garage Site, Garage Site, Broomfield, Walthamstow, E17 8DZ4 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

Live in E17 8EH? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E17 8EH.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

Similar postcodes

Frequently asked questions

📍 Track E17 8EH

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E17 8EH

Full postcodeE17 8EH
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardLea Bridge
Latitude51.571528
Longitude-0.028074
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