Lea Bridge · Waltham Forest · Walthamstow constituency · 51.57009, -0.02824

E17 8HB— Lea Bridge, Waltham Forest

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

The family fortress

 

Schools 67%Safety 78/100Transport 32/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
58
Safety
78
Schools
68
Transport
32
Environment
79
Investment
42

The bottom line

E17 8HB offers low crime, fast broadband and a green environment — 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.

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Location

E17 8HB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+11.0% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for E17 8HB

🛡️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 E17 8HB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

68

Education score

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

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

P8: -0.74A8: 40.7

67% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 11 min walk

10 primaries · 2 secondaries · 1 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

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.1km

Crime is +29% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£11,961/m²
Price per ft²£1,111/ft²
Avg floor area73.9 m²

EPC breakdown

C
16%
D
20%
E
5%

Based on 41 properties · Confidence: high

Street mix

Terraced 29%Flat 69%Other 1%

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£184,750
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

1997–2026 · CAGR

+9.5%

Total change

+1287%

Market Activity

Price Velocity & Acceleration

Current Velocity

+97.7%

per year

Acceleration

+86.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £400k–£450k · 61 sales

Property Type Mix

Total: 61 sales

Terraced31.1%
Flat/maisonette68.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£62k£80k+29%2.2
Post-dot-com plateau2001–2004£106k£155k+46.2%2.2
Pre-crash peak2005–2007£156k£195k+25.4%3.3
GFC & correction2008–2012£250k£250k+0%2.2
Help-to-Buy recovery2013–2016£203k£395k+95.2%2.7
Brexit uncertainty2017–2019£392k£400k+2.1%1.7
Pandemic surge2020–2021£550k£525k-4.5%2
Rate-rise correction2022–2023£390k£435k+11.5%2
Current market2026–2026£860k£860k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
7.2%
District
7.6%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
18.5 min walk
Lea Bridge

Nearby stations

Lea BridgeNational Rail
9 min walk
St James Street (London) Rail StationWeaver
16 min walk
Walthamstow Queens Road Rail StationSuffragette
16 min walk
Leyton Midland Road Rail StationSuffragette
18 min walk
Walthamstow Central Rail StationWeaver
19 min walk
No bus stops within 400m

45

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

1.5 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

16

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)26
Nearest car park102m
Santander docks (800m)0
Nearest cycle dock1.5 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: 6.2 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 70%
More green space than 92% of London

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

1 min walk

68%

Recommend GP

68%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalWhipps Cross University Hospital · 2.3 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)

17

Restaurants (800m)

7

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

5

Convenience

Nearest supermarketLongdan · 310 m
1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

245m

Post office

Nearby shops

Leo's Food & Wine117 m
Cansin Supermarket134 m
Lea Bridge Express181 m
Junction Market234 m

Nearby cafes

Fastline283 m
Paga Cafe407 m
Cafe Benor459 m
Kophi486 m

Nearby restaurants

Good View115 m
Saffrom Kitchen122 m
Bodrum Restaurant139 m
Berliner165 m

Nearby pubs

La Transilvania127 m
Hare and Hounds149 m
Patchworks255 m
Blondies Brewery275 m

Nearby gyms

Walthamstow Leisure Centre657 m
Feel Good Too Sports Ground961 m
Dench Fitness1.1 km

Nearby pharmacies

Anji's Pharmacy250 m
MS Chemist580 m

Nearby health

Leabridge Road Dental Surgery463 m
Ivy Dentistry and Aesthetics518 m
Food hygiene (5-star)29% of 86

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

BAI IVAN LTD
JAG RAI LTD
MD ZONE LIMITED
RAKE HOLDINGS LTD
STAZEN LIMITED

+2 more

Investment

Investment grade, yield and market outlook

42

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 score17/100
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

35.1

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route9,648m
Crossrail 2 route2,946m

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%

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)
7
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)
5
Largest scheme
110 homes · 210, 210, CHURCH ROAD, E10 7JQ
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
25650 homes
completed
330 - 332, 330 - 332, Lea Bridge Road, Leyton, E10 7LA19 homes
completed
314a Lea Bridge Road,4 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 8HB

Full postcodeE17 8HB
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardLea Bridge
Latitude51.570092
Longitude-0.028237
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