Lea Bridge · Waltham Forest · Walthamstow constituency · 51.56307, -0.04686

E5 9RZ— Lea Bridge, Waltham Forest

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

The family fortress

 

Schools 100%Safety 75/100Transport 35/100~3% 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
75
Schools
100
Transport
35
Environment
96
Investment
34

The bottom line

E5 9RZ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E5 9RZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for E5 9RZ

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E5 9RZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Southwold Primary School

Outstanding · Inspected Oct 2019 · 6 min walk

KS2: 109.5

★★★

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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 28 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

100

Road safety score

0

Accidents (5yr)

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

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.

E5 district median

£640,000

Based on 287 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£8,145/m²
Price per ft²£757/ft²
Avg floor area66.6 m²

EPC breakdown

B
46%
C
9%

Based on 55 properties · Confidence: high

Street mix

Flat 100%

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 yield851 kWh/kWp/yr
Rebuild cost estimate£166,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2025 · CAGR

+0.2%

Total change

+2%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.0%

per year

Acceleration

-56.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 61 sales

Property Type Mix

Total: 61 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2016£452k£460k+1.8%20.5
Brexit uncertainty2017–2019£590k£529k-10.3%3.3
Rate-rise correction2022–2023£584k£375k-35.8%2.5
Current market2024–2025£535k£460k-14%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
0.2%
District
1.8%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Below London average
Clapton→ Liverpool Street· 4 tph
13 min

Nearby stations

Clapton Rail StationWeaver · Greater Anglia
9 min walk
ClaptonNational Rail
9 min walk
Rectory Road Rail StationWeaver · Greater Anglia
20 min walk
Homerton Rail StationMildmay
23 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
23 min walk
No bus stops within 400m

24

Walkability score

165

Footpaths (500m)

0

Santander docks (800m)

1.6 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

6

Car parks (800m)

4

EV chargers (800m)

Nearest car park96m
Santander docks (800m)0
Nearest cycle dock1.6 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
NoiseMEDIUM
road
MODERATE
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: 19%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 0.8 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

FOUNTAYNE ROAD MEDICAL PRACTICE

1A FOUNTAYNE ROAD, N16 7EA

16 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

110

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Vesuvio Pizzeria (729 m)

Nearest supermarketRiverside Supermarket · 1.6 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)

966m

Post office

Nearby shops

Co-op Food373 m
Local Express422 m
Star Food Centre726 m
Suba727 m

Nearby cafes

E5 Cafe and Restaurant500 m
Millfields Coffee667 m
Hatch Cafe709 m
Tram Store745 m

Nearby restaurants

Vesuvio Pizzeria729 m
Hoo Hing821 m
Tasty Chicken871 m
Harvest Kitchen913 m

Nearby pubs

Princess of Wales153 m
The Anchor & Hope702 m
The Crooked Billet727 m
Queer Brewing Project875 m

Nearby gyms

The Wing Chun School977 m

Nearby pharmacies

Bees Pharmacy969 m

Nearby health

The Clapton Surgery387 m
The Riverside Practice393 m
HomeMed Healthcare459 m
Food hygiene (5-star)25% of 20

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

34

Investment score

Weak

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 moderate.

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
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

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 score18/100
Bakerloo Extension route8,348m
Crossrail 2 route1,885m

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

SuburbanMedium 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)
2
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
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)
62
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
Millfields (Formerly Southwold Estate), Millfields (Formerly Southwold Estate), Southwold Road, Clapton, E5 9PF185 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

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:

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Key facts for E5 9RZ

Full postcodeE5 9RZ
Postcode districtE5
BoroughLondon Borough of Waltham Forest
WardLea Bridge
Latitude51.563065
Longitude-0.046864
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