Lea Bridge · Waltham Forest · Walthamstow constituency · 51.57220, -0.02869

E17 8EN— Lea Bridge, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 67%Safety 82/100Transport 27/100~3% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
58
Safety
82
Schools
100
Transport
27
Environment
71
Investment
39

The bottom line

E17 8EN 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 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E17 8EN

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 8EN

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How E17 8EN 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 · 3 min walk

KS2: 108.5

—

Secondary

Kelmscott School

Not yet inspected · 5 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 · 8 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 · 1.3km

Crime is 9% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E17 district median

£517,500

Based on 977 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£6,776/m²
Price per ft²£630/ft²
Avg floor area69.5 m²

EPC breakdown

C
12%
D
15%

Based on 27 properties · Confidence: medium

Street mix

Terraced 15%Flat 85%

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£173,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+7.8%

Total change

+721%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.1%

per year

Acceleration

-18.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 66 sales

Property Type Mix

Total: 66 sales

Terraced13.6%
Flat/maisonette86.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£59k£84k+41.8%4.3
Post-dot-com plateau2001–2004£91k£159k+74.2%3
Pre-crash peak2005–2007£162k£186k+14.8%2.3
GFC & correction2008–2012£219k£195k-11.1%1.6
Help-to-Buy recovery2014–2016£257k£388k+50.6%3.3
Brexit uncertainty2019–2019£410k£410k+0%3
Pandemic surge2020–2021£420k£492k+17%1.5
Rate-rise correction2022–2023£450k£501k+11.2%3
Current market2024–2026£445k£487k+9.3%1.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Weakest performer

Terraced

+0.1% alpha

Flat/maisonette+0.6% α
Local
8.9%
District
8.3%
Terraced+0.1% α
Local
9.5%
District
9.4%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
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
16.1 min walk
St James Street (London)

Nearby stations

St James Street (London) Rail StationWeaver
13 min walk
St James Street (London)National Rail
13 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

44

Walkability score

70

Footpaths (500m)

0

Santander docks (800m)

1.7 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)

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Parking & EV

Car parks, spaces and charging points

16

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)26
Nearest car park173m
Santander docks (800m)0
Nearest cycle dock1.7 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: 55%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.5 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

4 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

63

Parks (1km)

18

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

3

Convenience

Nearest supermarketKGN Wholesale & Retail · 370 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)

321m

Post office

Nearby shops

Cansin Supermarket290 m
Junction Market316 m
Cakes & Tarts318 m
Leo's Food & Wine319 m

Nearby cafes

Fastline342 m
Jimmy's Cafe527 m
Enjoy Sandwich & Cafe Bar534 m
Paga Cafe571 m

Nearby restaurants

Bodrum Restaurant291 m
Berliner295 m
Crave309 m
Good View319 m

Nearby pubs

La Transilvania290 m
Hare and Hounds379 m
Patchworks409 m
Blondies Brewery415 m

Nearby gyms

Walthamstow Leisure Centre421 m
Dench Fitness875 m

Nearby pharmacies

Anji's Pharmacy324 m
MS Chemist568 m

Nearby health

Leabridge Road Dental Surgery468 m
Ivy Dentistry and Aesthetics671 m
St James Medical Practice1.0 km
Food hygiene (5-star)26% of 85

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

REALSOUND CONSULTING LIMITED

Investment

Investment grade, yield and market outlook

39

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 score18/100
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 / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

49.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route9,838m
Crossrail 2 route2,767m

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)
3
Development activity
low
Residential apps (800m)
1
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)
4
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
14
Largest scheme
142 homes · PART LOW HALL DEPOT SITE (NORTH & SOUTH), PART LOW HALL DEPOT SITE (NORTH & SOUTH), SOUTH ACCESS 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
246 - 250, 246 - 250, Queens Road, Walthamstow, E17 8PL6 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 E17 8EN

Full postcodeE17 8EN
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardLea Bridge
Latitude51.572204
Longitude-0.028694
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