Wood Street · Waltham Forest · Walthamstow constituency · 51.58785, -0.00584

E17 3JQ— Wood Street, Waltham Forest

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

The hidden gem

 

Schools 75%Safety 73/100Transport 45/100Low yield 3.19%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
61
Safety
73
Schools
90
Transport
45
Environment
61
Investment
47

The bottom line

E17 3JQ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £545,000 median — a strong choice for Families.

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Location

E17 3JQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+4.8% vs London avg
vs London income-16.7% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for E17 3JQ

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart📈 Up & Coming🔒 Very Safe

“The hidden gem”

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How E17 3JQ 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 · 3 min walk

KS2: 108.5

★★

Secondary

Holy Family Catholic School

Good · Inspected Mar 2023 · 3 min walk

P8: +0.04A8: 45.7

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 8 min walk

5 primaries · 3 secondaries · 1 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)

1

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

£545,000

Median sale price

Above London median by 5%

£545,000 is 5% above the London median (£520,000)

+93.7%

This year

Terraced

Dominant type

Price history

5-year change
+26.7%
Sales (24 months)11
New build0.0%
Avg terraced£616,750
Avg flat£534,000
Price per m²£8,308/m²
Price per ft²£772/ft²
Avg floor area67.8 m²

EPC breakdown

B
1%
C
19%
D
46%
E
8%
F
1%

Based on 75 properties · Confidence: high

Street mix

Semi 2%Terraced 58%Flat 39%Other 1%

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£14,750
First-time buyerFTB
£6,000
Additional propertyBTL/2nd
£31,100

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

15.6×

Price-to-income

£2,726/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£169,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8%

Total change

+986%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.2%

per year

Acceleration

-9.13

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 164 sales

Property Type Mix

Total: 164 sales

Semi-detached2.4%
Terraced61%
Flat/maisonette36.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£67k+12.1%5.5
Post-dot-com plateau2001–2004£88k£190k+115.9%7.2
Pre-crash peak2005–2007£203k£228k+12.3%10
GFC & correction2008–2012£250k£295k+18%2.4
Help-to-Buy recovery2013–2016£188k£309k+64.5%5.5
Brexit uncertainty2017–2019£535k£390k-27.1%3.3
Pandemic surge2020–2021£694k£430k-38%6
Rate-rise correction2022–2022£386k£386k+0%4
Current market2024–2026£540k£649k+20.3%4

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.2% alpha

Weakest performer

Terraced

-0.4% alpha

Flat/maisonette+2.2% α
Local
9.7%
District
7.5%
Terraced-0.4% α
Local
8%
District
8.4%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
13.1 min walk
Wood Street→ Liverpool Street· 4 tph
21 min

Nearby stations

Wood Street Rail StationWeaver
3 min walk
Wood StreetNational Rail
3 min walk
Walthamstow Central Rail StationWeaver
14 min walk
Walthamstow Central Underground StationVictoria
14 min walk
Walthamstow Queens Road Rail StationSuffragette
18 min walk
No bus stops within 400m

57

Walkability score

77

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria52 min ↑
Waterloo57 min ↑
Canary Wharf54 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

11

Car parks (800m)

3

EV chargers (800m)

Nearest car park178m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Brandon Road Carpark
217m
🅿️
Town Hall Car Park· yes
719m

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: 8.7 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below 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

2 min walk

64%

Recommend GP

64%

Overall GP experience

13

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 347 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

150

Parks (1km)

25

Restaurants (800m)

18

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

4

Convenience

Nearest supermarketMetro Food Centre · 272 m
3 tennis courts2 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)

174m

Post office

Nearby shops

Clapton Craft183 m
Bayer Food Centre203 m
Orzet Polski Sklep248 m
Welcome Food Centre289 m

Nearby cafes

STOW Grab N Go96 m
Teras144 m
Coffee Boxx147 m
Indie Roots154 m

Nearby restaurants

Homies With Donkeys97 m
Forest Tandoori118 m
The Brothers Fish Bar130 m
Jungle Braai149 m

Nearby pubs

The Duke's Head102 m
The Flower Pot136 m
Clapton Craft186 m
The William Morris396 m

Nearby gyms

Forest YMCA467 m
Walthamstow Cricket Tennis and Squash Club567 m
Waltham Forest Feel Good Centre803 m
Wadham Lodge Sports Ground1.2 km

Nearby pharmacies

Well Pharmacy180 m

Nearby health

Dr. Dital Practice203 m
Jane Atkinson Health and Wellbeing Centre347 m
Reliable Scan Limited380 m
The Bailey Practice457 m
Food hygiene (5-star)42% of 98

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

AFRIDI AUTOS LTD
AFRIDI TRADING JAPAN LIMITED
AFRIDI WHEELS LTD
BRYANT CONSULTING LTD
DALTA CELL LTD

+11 more

Investment

Investment grade, yield and market outlook

47

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
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
Gentrification score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

57.2

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 route12,128m
Crossrail 2 route3,711m

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+4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
17
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)
14
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
PART OF FORMER GOODS YARD, PART OF FORMER GOODS YARD, WOOD STREET, E17 3LX60 homes
completed
56 - 58, 56 - 58, Shernhall Street, Walthamstow, E17 9HP32 homes
completed
Wood Street Goods Yard, 186, Wood Street Goods Yard, 186, Wood Street, Walthamstow, E1724 homes
completed
Car Park Adjacent To Wood Street Library, 750, Car Park Adjacent To Wood Street Library, 750, Forest Road, Walthamstow, E17 4AA21 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 (£545,000)

£14,750

Standard buyer

£6,000

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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Key facts for E17 3JQ

Full postcodeE17 3JQ
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWood Street
Latitude51.587851
Longitude-0.005843
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