The bottom line
E17 8EY offers low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.
The catches: very high noise — check proximity to rail lines and 49 min to city — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how E17 8EY scores on each.
Toggle a question above to see how E17 8EY meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for E17 8EY
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Postcode Personality
“The family fortress”
How E17 8EY has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
73
Education score
Primary
Sybourn Primary School
Outstanding · Inspected Jun 2023 · 1 min walk
KS2: 108.5
Secondary
Lammas School
Requires Improvement · Inspected Sept 2023 · 6 min walk
75% of local schools rated Good or Outstanding · based on 14 schools within 1.5km
Childcare
Childcare
Low Hall Nursery School
Outstanding · 12 min walk
10 primaries · 2 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
59.3 incidents per 1,000 residents
-13% vs borough
Crime by type
Road safety
93
Road safety score
7
Accidents (5yr)
3
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Leyton Fire Station · 1.0km
Crime is 9% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 8 properties · Confidence: low
LHA rates — Outer North East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2012–2020 · CAGR
+6%
Total change
+59%
Market Activity
Price Velocity & Acceleration
Current Velocity
+49.6%
per year
Acceleration
+43.21
change in velocity
Market State
Strong growth
Price Distribution
P25: £175k–£200k · P75: £100k–£125k · 3 sales
Property Type Mix
Total: 3 sales
By decade
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| GFC & correction | 2012–2012 | £110k | £110k | +0% | 1 |
| Help-to-Buy recovery | 2013–2013 | £117k | £117k | +0% | 1 |
| Pandemic surge | 2020–2020 | £175k | £175k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
49
Walkability score
54
Footpaths (500m)
0
Santander docks (800m)
1.5 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
20
Car parks (800m)
4
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Walthamstow Marshes SSSI — 1.7 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
SEYMOUR MEDICAL CENTRE
266 LEA BRIDGE ROAD, LEYTON, E10 7LD
2 min walk
68%
Recommend GP
68%
Overall GP experience
2
GPs within 1km
2
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
54
Parks (1km)
15
Restaurants (800m)
3
Cafes (800m)
4
Pubs (400m)
2
Pharmacies (800m)
0
Gyms (1km)
1
Sports (1km)
6
Convenience
Nightlife (500m)
0
Nightclubs
4
Late-night venues
0
Libraries (1km)
1
Cinemas (2km)
82m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
48
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
25.2
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 4/10
More deprived than average
Index of Multiple Deprivation
Rank: 10,738 nationally
1,989
Est. population
18,829/km²
70%
Employed
50%
Degree educated
£46,600
Median income
6.2%
Claimant rate
37
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
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