Neighbourhood · Waltham Forest

Lea Bridge: house prices and how the area is changing

Official figures for the Lea Bridge neighbourhood of Waltham Forest, England (ONS area Waltham Forest 022). Headline figures assembled 14 October 2026. Postcodes E10, E17, E5. Figures that read a point use the neighbourhood's centre, near E10 7NQ.

A middle-income neighbourhood, showing some signs of gentrification

Lea Bridge is a middle-income neighbourhood; it shows some signs of gentrification against Waltham Forest (4 of 20 signals rising, 1 falling). Houses here typically resell for £590,250 and flats for £430,000 (median resale prices, 2023-2025). Recorded crime is higher than across Waltham Forest (1.2 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Lea Bridge, is about a 7-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 14 October 2026; source dates are shown below.

Typical house price

£590,250

Median resale price of houses in the neighbourhood, 2023-2025; +22% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£430,000

Median resale price of flats in the neighbourhood, 2023-2025; +16% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Middle income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Some signs

Weighted balance +0.13; 4 of 20 signals up, 1 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 4 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 2 to 5.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£69,000

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

1.2 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Lea Bridge sits in Waltham Forest

Typical house price: 7th lowest of 28 neighbourhoods in Waltham Forest
Typical flat price: 7th highest of 28 neighbourhoods in Waltham Forest
Average household income: 11th lowest of 28 neighbourhoods in Waltham Forest

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 14 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Lea Bridge

Median resale price of houses each year here and across Waltham Forest, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Waltham Forest, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 14 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

4 of 20 counted signals point towards rising affluence against Waltham Forest, 1 the other way and 15 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

Residents aged 25 to 29
Income deprivation ranking
Homes selling
Benefit claims (DWP)

Falling behind the borough

Home improvement applications

Stations and schools nearby

Nearest stations

Lea Bridge Railway station, about a 7-minute walk from the neighbourhood's centre (500 m in a straight line). About 8 trains an hour leave between 07:00 and 19:00 on a weekday: Greater Anglia to Stratford (London) (about 7 min) and Meridian Water (about 9 min).
Walthamstow Central Underground station, about a 22-minute walk from the neighbourhood's centre (1.7 km in a straight line).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Sybourn Primary School 260 m from the neighbourhood's centre. Ofsted: Outstanding (Jun 2023).
Nearest state secondary school Lammas School 450 m from the neighbourhood's centre. Ofsted: Report card: Expected standard in 4 areas, Needs attention in 2 (Mar 2026).

Schools: Department for Education, Get Information about Schools (13 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Lea Bridge

What is the typical house price in Lea Bridge?

£590,250. Median resale price of houses in the neighbourhood, 2023-2025; +22% against 2017-2019.

How does Lea Bridge compare with the rest of Waltham Forest?

Typical house price: 7th lowest of 28 neighbourhoods in Waltham Forest. Typical flat price: 7th highest of 28 neighbourhoods in Waltham Forest. Average household income: 11th lowest of 28 neighbourhoods in Waltham Forest.

Is Lea Bridge an affluent area?

Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Lea Bridge gentrifying?

Some signs. Weighted balance +0.13; 4 of 20 signals up, 1 down, against the borough.

What is the nearest station to Lea Bridge?

Lea Bridge. Railway station, about a 7-minute walk from the neighbourhood's centre (500 m in a straight line). About 8 trains an hour leave between 07:00 and 19:00 on a weekday: Greater Anglia to Stratford (London) (about 7 min) and Meridian Water (about 9 min).

Which state schools are nearest to Lea Bridge?

Nearest state primary school. Sybourn Primary School. 260 m from the neighbourhood's centre. Ofsted: Outstanding (Jun 2023). Nearest state secondary school. Lammas School. 450 m from the neighbourhood's centre. Ofsted: Report card: Expected standard in 4 areas, Needs attention in 2 (Mar 2026).

Each answer repeats a figure shown above, with its source there.

Thinking of buying in Lea Bridge?

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Nearby neighbourhoods in Waltham Forest

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.