Lea Bridge · Waltham Forest · Walthamstow constituency · 51.56258, -0.04564

E5 9HP— Lea Bridge, Waltham Forest

Location and area intelligence for E5 9HP, Lea Bridge, Waltham Forest

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 75/100Transport 39/100Low yield 2.72%
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Strong schools, limited transport — ideal for car-owning families

Area score
59
Safety
75
Schools
100
Transport
39
Environment
96
Investment
44

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Location

E5 9HP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+11.0% vs London avg
vs London crime+55.0% vs London avg

Deep-dive guides for E5 9HP

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

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How E5 9HP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rushmore Primary School

Not yet inspected · 10 min walk

KS2: 107.8

★★★

Secondary

Clapton Girls' Academy

Outstanding · Inspected May 2024 · 12 min walk

P8: +0.87A8: 58.0

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

100.8 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+49% vs borough

Crime by type

Other28%
Violence & sexual offences18%
Anti-social behaviour18%
Vehicle crime11%
Theft9%
Drug offences7%
Robbery4%
Burglary4%

Road safety

83

Road safety score

13

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.6km

Crime is +55% above London average

Property

Prices, sales volume and market trends

Avg floor area77 m²

EPC breakdown

B
57%
C
2%

Based on 59 properties · Confidence: high

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 yield851 kWh/kWp/yr
Rebuild cost estimate£192,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2012
WallsCavity wall, as built, insulated (assumed)
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Lea Bridge

Nearby stations

Lea BridgeNational Rail
10 min walk
Clapton Rail StationGreater Anglia · Weaver
10 min walk
Rectory Road Rail StationWeaver · Greater Anglia
20 min walk
Homerton Rail StationMildmay
22 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
23 min walk
No bus stops within 400m

20

Walkability score

152

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria57 min ↑
Waterloo55 min ↑
Canary Wharf52 min ↑
City ★42 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

7

Car parks (800m)

5

EV chargers (800m)

Nearest car park59m
Santander docks (800m)0
Nearest cycle dock1.5 km

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 0.9 km

Energy

Solar: 851 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield850.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SEYMOUR MEDICAL CENTRE

266 LEA BRIDGE ROAD, LEYTON, E10 7LD

18 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Vesuvio Pizzeria (762 m)

Nearest supermarketRiverside Supermarket · 1.5 km
4 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

875m

Post office

Nearby shops

Co-op Food471 m
Local Express504 m
B & S Food and Wine847 m
Costcutter868 m

Nearby cafes

E5 Cafe and Restaurant594 m
Millfields Coffee616 m
The WaterWorks716 m
Tram Store795 m

Nearby restaurants

Vesuvio Pizzeria762 m
Hoo Hing812 m
Harvest Kitchen945 m
Chickin Lickin'961 m

Nearby pubs

Princess of Wales78 m
The Anchor & Hope797 m
AJ's Lounge904 m
Queer Brewing Project908 m

Nearby gyms

Hackney Marshes Pavilion821 m

Nearby pharmacies

Bees Pharmacy878 m

Nearby health

The Clapton Surgery488 m
The Riverside Practice493 m
HomeMed Healthcare558 m
Food hygiene (5-star)36% of 22

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

44

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

34.8

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,337m
Crossrail 2 route1,973m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,506 nationally

2,648

Est. population

3,142/km²

66%

Employed

46%

Degree educated

£46,600

Median income

5.9%

Claimant rate

Inner cityMedium densityEstablished mixed

43

Community stability

Age profile

25%
30%
24%
13%
Under 1825%
18–3430%
35–4924%
50–6413%
65+8%

Tenure

18%
35%
26%
Own outright18%
Own (mortgage)35%
Private rent26%
Social rent13%
Shared ownership8%

Ethnicity

24%
23%
21%
16%
White British24%
White Other23%
Asian21%
Black16%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine20%
No car household52%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent26%
Social rent13%

vs. London

Income vs London+11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
Borough approval rate
82%
Historic landfill (400m)
2
Opportunity area
Olympic Legacy
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
52
Largest scheme
276 homes · Altius 2 & 2021 (Lathams Yrd & Leeside And Midd'sex Wharves), Altius 2 & 2021 (Lathams Yrd & Leeside And Midd'sex Wharves), Mount Pleasant Hill, Southwold Road, E5
Pipeline pressure
NONE

Named schemes (500m)

Altius 2 & 2021 (Lathams Yrd & Leeside And Midd'sex Wharves), Altius 2 & 2021 (Lathams Yrd & Leeside And Midd'sex Wharves), Mount Pleasant Hill, Southwold Road, E5276 homes
completed
142, 142, Lea Bridge Road, E5 0RB132 homes
completed
Essex Wharf, Essex Wharf, Lea Bridge Road, Leyton, E5 9RL124 homes
completed
Leagrave Street, Leagrave Street, Off Chatsworth Road, E5 9QX48 homes
completed
Plumpton Lodge, 59, Plumpton Lodge, 59, Caldecott Way, E5 0DB17 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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Compare Waltham Forest with nearby boroughs:

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

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Key facts for E5 9HP

Full postcodeE5 9HP
Postcode districtE5
BoroughLondon Borough of Waltham Forest
WardLea Bridge
Latitude51.562577
Longitude-0.045644
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