Wood Street · Waltham Forest · Walthamstow constituency · 51.59051, -0.00591

E17 3JA— Wood Street, Waltham Forest

Location and area intelligence for E17 3JA, Wood Street, Waltham Forest

High-connectivity investment target

 

Schools 75%Safety 73/100Transport 40/100Yield 3.89%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
59
Safety
73
Schools
90
Transport
40
Environment
62
Investment
41

The bottom line

E17 3JA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £447,000 median — strong value for Families who can accept its trade-offs.

The catch: 48 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E17 3JA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-14.0% vs London avg
vs London income-16.7% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for E17 3JA

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How E17 3JA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Our Lady and St George's Catholic Primary School

Not yet inspected · 2 min walk

KS2: 108.5

★★

Secondary

Holy Family Catholic School

Good · Inspected Mar 2023 · 2 min walk

P8: +0.04A8: 45.7

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 11 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

77.2 incidents per 1,000 residents

Higher crime than 59% of London
↑ Rising 578.9%

+14% vs borough

Crime by type

Other34%
Violence & sexual offences21%
Anti-social behaviour12%
Burglary11%
Vehicle crime9%
Drug offences6%
Theft5%
Robbery2%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.6km

Crime is +19% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£447,000

Median sale price

14% below London median

£447,000 is 14% below the London median (£520,000)

-29.3%

This year

Terraced

Dominant type

Price history

5-year change
+15.5%
Sales (24 months)5
New build0.0%
Avg terraced£508,000
Avg flat£447,000
Price per m²£6,000/m²
Price per ft²£557/ft²
Avg floor area78.4 m²

EPC breakdown

B
2%
C
5%
D
9%
E
4%
G
1%

Based on 21 properties · Confidence: medium

Street mix

Terraced 82%Flat 16%Other 3%

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

Stamp duty

Standard buyer£9,850
First-time buyerFTB
£1,100
Additional propertyBTL/2nd
£23,260

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.8×

Price-to-income

£2,236/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£196,000
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.6%

Total change

+627%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.8%

per year

Acceleration

-25.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £600k–£700k · 36 sales

Property Type Mix

Total: 36 sales

Terraced83.3%
Flat/maisonette16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£117k+95%1
Post-dot-com plateau2001–2004£80k£180k+125%1.2
Pre-crash peak2005–2007£218k£170k-22.1%1.5
GFC & correction2009–2010£155k£220k+41.9%1.5
Help-to-Buy recovery2014–2015£272k£348k+27.8%1.5
Brexit uncertainty2017–2019£441k£435k-1.4%2.3
Pandemic surge2020–2021£298k£387k+29.9%2
Rate-rise correction2022–2022£577k£577k+0%2
Current market2024–2026£580k£436k-24.8%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.1% alpha

Terraced-2.1% α
Local
4%
District
6.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing7
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Wood Street Rail StationWeaver
6 min walk
Wood StreetNational Rail
6 min walk
Walthamstow Central Rail StationWeaver
16 min walk
Walthamstow Central Underground StationVictoria
16 min walk
Walthamstow Queens Road Rail StationSuffragette
20 min walk
No bus stops within 400m

60

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

2.9 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria56 min ↑
Waterloo61 min ↑
Canary Wharf59 min ↑
City ★48 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

12

Car parks (800m)

3

EV chargers (800m)

Nearest car park117m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Brandon Road Carpark
417m
🅿️
Town Hall Car Park· yes
616m

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: 23.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 86% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.0 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.1 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

DR DHITAL PRACTICE

6 LINFORD ROAD, WALTHAMSTOW, E17 3LA

5 min walk

64%

Recommend GP

64%

Overall GP experience

10

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 86 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

155

Parks (1km)

23

Restaurants (800m)

20

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

5

Convenience

Nearest supermarketMetro Food Centre · 132 m
3 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

414m

Post office

Nearby shops

Welcome Food Centre91 m
Forest Road Supermarket114 m
Food & Wine116 m
Orzet Polski Sklep117 m

Nearby cafes

Caffe Delight84 m
Caffe Di Napoli91 m
La Cafeteria115 m
Corner Coffee Shop153 m

Nearby restaurants

QFC80 m
Wong's81 m
Food Adictz81 m
Dixy Chicken & Pizza83 m

Nearby pubs

The William Morris150 m
The Duke's Head287 m
The Flower Pot353 m
Clapton Craft410 m

Nearby gyms

Forest YMCA425 m
Waltham Forest Feel Good Centre600 m
Walthamstow Cricket Tennis and Squash Club776 m
Wadham Lodge Sports Ground868 m

Nearby pharmacies

Well Pharmacy400 m

Nearby health

Jane Atkinson Health and Wellbeing Centre86 m
Dr. Dital Practice371 m
Reliable Scan Limited616 m
The Bailey Practice748 m
Food hygiene (5-star)42% of 89

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ALBEVA LOGISTICS LTD
IWIRED PROFESSIONAL SERVICES LIMITED
KRUNCHIES FOOD LIMITED
TLM CLEANING SERVICES LTD

Investment

Investment grade, yield and market outlook

41

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

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

17/100

Velocity score

Future outlook

55.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,385m
Crossrail 2 route3,716m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,749 nationally

1,671

Est. population

13,786/km²

63%

Employed

46%

Degree educated

£35,000

Median income

10.4%

Claimant rate

Inner cityHigh densityEstablished mixed

42

Community stability

Age profile

29%
24%
26%
14%
Under 1829%
18–3424%
35–4926%
50–6414%
65+8%

Tenure

16%
29%
27%
27%
Own outright16%
Own (mortgage)29%
Private rent27%
Social rent27%
Shared ownership0%
Rent free0%

Ethnicity

32%
20%
27%
White British32%
White Other20%
Asian12%
Black27%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine18%
No car household47%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Private rent27%
Social rent27%

vs. London

Income vs London-16.7%
Price vs London-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
13
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
0
Under construction
0
Completed (3yr)
4
Largest scheme
436 homes · Marlowe Road Estate, Marlowe Road Estate, Marlowe Road, Walthamstow, E17
Pipeline pressure
NONE

Named schemes (500m)

Marlowe Road Estate, Marlowe Road Estate, Marlowe Road, Walthamstow, E17436 homes
completed
Former Hawker Siddeley Site, Forest Works, Former Hawker Siddeley Site, Forest Works, Fulbourne Road, Walthamstow, E17 4EF252 homes
completed
43, 43, Fulbourne Road, Victoria Works, 30 Victoria Road, Walthamstow, E17125 homes
completed
The Clockworks, 656, The Clockworks, 656, Forest Road, Walthamstow, E17 3ED50 homes
completed
EX COLLISONS PRECISION SCREW CO., 312, EX COLLISONS PRECISION SCREW CO., 312, FOREST ROAD, E17 5JH40 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
43.0%
Ward turnout
35%
Election year
2022
MP
Ms Stella Creasy (Labour (Co-op))
MP majority
17,996
Constituency
Walthamstow

Councillors

Vicky Ashworth te VeldeLabour and Co-operative Party
Richard Charles SwedenLabour and Co-operative Party

Stamp Duty & Affordability Calculator

Stamp duty on median price (£447,000)

£9,850

Standard buyer

£1,100

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 3JA

Full postcodeE17 3JA
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWood Street
Latitude51.590514
Longitude-0.005914
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