Lea Bridge · Waltham Forest · Leyton and Wanstead constituency · 51.57556, -0.01531

E17 9AN— Lea Bridge, Waltham Forest

Location and area intelligence for E17 9AN, Lea Bridge, Waltham Forest

The practical family move

 

Schools 75%Safety 61/100Transport 46/100Low yield 3.36%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
61
Schools
45
Transport
46
Environment
68
Investment
58

The bottom line

E17 9AN offers fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

E17 9AN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.1% vs London avg
vs London crime+185.0% vs London avg

Deep-dive guides for E17 9AN

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

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Postcode Personality

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“The practical family move”

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How E17 9AN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

Thomas Gamuel Primary School

Not yet inspected · 6 min walk

KS2: 107.9

—

Secondary

Walthamstow School for Girls

Not yet inspected · 14 min walk

P8: +0.46A8: 56.3

75% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 13 min walk

4 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

185.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+173% vs borough

Crime by type

Other32%
Violence & sexual offences22%
Anti-social behaviour16%
Theft8%
Vehicle crime7%
Drug offences7%
Robbery5%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.4km

Crime is +185% above London average

Property

Prices, sales volume and market trends

Avg floor area68.3 m²

EPC breakdown

B
1%
C
9%
D
22%
E
2%

Based on 34 properties · Confidence: high

Street mix

Semi 8%Terraced 47%Flat 44%

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£170,750
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 CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+9.6%

Total change

+1212%

Market Activity

Price Velocity & Acceleration

Current Velocity

+153.8%

per year

Acceleration

+205.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached8.3%
Terraced47.2%
Flat/maisonette44.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£90k+32.7%2
Post-dot-com plateau2001–2004£79k£125k+58.2%2
Pre-crash peak2005–2007£134k£251k+87.3%1.7
Help-to-Buy recovery2014–2016£265k£585k+120.8%2.7
Brexit uncertainty2017–2019£355k£655k+84.5%1.5
Pandemic surge2020–2021£391k£729k+86.6%2
Rate-rise correction2022–2023£352k£892k+153.8%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Weakest performer

Terraced

+0.2% alpha

Flat/maisonette+1.3% α
Local
10.7%
District
9.4%
Terraced+0.2% α
Local
7.1%
District
6.9%

CAGR over 17yr 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 5

Very Good

1a
1b
2
3
4
5
6a
6b
Below London average
Walthamstow Central Underground StationVictoria line
10.6 min walk
Walthamstow Central→ Liverpool Street· 4 tph
19 min

Nearby stations

Leyton Midland Road Rail StationSuffragette
10 min walk
Walthamstow Central Rail StationWeaver
11 min walk
Walthamstow CentralNational Rail
11 min walk
Walthamstow Central Underground StationVictoria
11 min walk
Walthamstow Queens Road Rail StationSuffragette
11 min walk
No bus stops within 400m

47

Walkability score

94

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria46 min ↑
Waterloo53 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

22

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)10
Nearest car park73m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
73m

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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 79% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.5 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 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

GROVE SURGERY

103-105 GROVE ROAD, WALTHAMSTOW, E17 9BU

6 min walk

56%

Recommend GP

56%

Overall GP experience

10

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

37

Restaurants (800m)

13

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 629 m
2 tennis courts1 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)

251m

Post office

Nearby shops

Capital Fruit Market140 m
Kisso Food & Wine229 m
Express Supermarket488 m
Daily Fruit & Vegetables533 m

Nearby cafes

Hornbeam Cafe53 m
Atdheu Caffe114 m
Sunset126 m
Imad Cafe & Grill134 m

Nearby restaurants

Lahore Xpress69 m
Western Fried Chicken76 m
Royal Chicken & Pizza95 m
Neelam109 m

Nearby pubs

The European123 m
The Auctioneer162 m
King William IV287 m
Snooker Lovers Club & Bar371 m

Nearby gyms

Raw Gym250 m
Leyton Gym382 m
Leyton Leisure Centre470 m
Anytime Fitness709 m

Nearby pharmacies

MS Chemist528 m
Anji's Pharmacy852 m

Nearby health

Key 2 Smile193 m
Leabridge Road Dental Surgery640 m
Comely Bank Health Clinic874 m
Addison Road Medical Practice882 m
Food hygiene (5-star)36% of 184

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

A

High street health

Registered businesses

JAG DEVS LTD

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

25.8

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,614m
Crossrail 2 route3,359m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,445 nationally

2,258

Est. population

17,827/km²

59%

Employed

38%

Degree educated

£39,000

Median income

16.6%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

35

Community stability

Age profile

20%
27%
26%
18%
Under 1820%
18–3427%
35–4926%
50–6418%
65+9%

Tenure

17%
22%
39%
21%
Own outright17%
Own (mortgage)22%
Private rent39%
Social rent21%
Shared ownership1%
Rent free1%

Ethnicity

16%
23%
34%
17%
White British16%
White Other23%
Asian34%
Black17%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine22%
No car household53%
Unemployed8%
No qualifications23%

Housing tenure (Census 2021)

Private rent39%
Social rent21%

vs. London

Income vs London-7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
16
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
16
Under construction
16
Completed (3yr)
16
Largest scheme
211 homes · Phase 2 & 3, Beaumont Road Estate, Phase 2 & 3, Beaumont Road Estate, Beaumont Road, Leyton, E10
Pipeline pressure
LOW

Named schemes (500m)

ALBANY COURT, 3, ALBANY COURT, 3, ALBANY ROAD, E1043 homes
completed
40, 40, DUNTON ROAD, E1027 homes
completed
588, 588, Lea Bridge Road, Leyton, E10 7DN21 homes
completed
317a16 homes
under_construction
582-584, 582-584, Lea Bridge Road, E10 7DN14 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.0%
Ward turnout
29%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
17,996
Constituency
Walthamstow

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Key facts for E17 9AN

Full postcodeE17 9AN
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardLea Bridge
Latitude51.575557
Longitude-0.015315
Parliamentary constituencyLeyton and Wanstead
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