Wood Street · Waltham Forest · Walthamstow constituency · 51.59038, -0.00179

E17 3JZ— Wood Street, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 75%Safety 72/100Transport 36/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
54
Safety
72
Schools
45
Transport
36
Environment
62
Investment
36

The bottom line

E17 3JZ offers low crime and fast broadband — 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 3JZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-16.7% vs London avg
vs London crime+25.0% vs London avg

Deep-dive guides for E17 3JZ

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

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Postcode Personality

🎓 Good Schools🔒 Very Safe

“Strong, well-rated schools nearby”

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How E17 3JZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

The Woodside Primary Academy

Not yet inspected · 2 min walk

KS2: 105.0

—

Secondary

Frederick Bremer School

Not yet inspected · 6 min walk

P8: -0.22A8: 46.3

75% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 13 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

81.5 incidents per 1,000 residents

Higher crime than 62% of London
↑ Rising 234.0%

+20% vs borough

Crime by type

Other26%
Violence & sexual offences25%
Anti-social behaviour17%
Vehicle crime16%
Drug offences10%
Burglary4%
Theft2%
Robbery0%

Stop & search

3.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.9km

Crime is +25% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E17 district median

£517,500

Based on 977 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£7,591/m²
Price per ft²£705/ft²
Avg floor area82.5 m²

EPC breakdown

B
13%
C
10%
D
14%
E
4%
G
1%

Based on 42 properties · Confidence: high

Street mix

Terraced 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 yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£206,250
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(other premises above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.9%

Total change

+802%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.4%

per year

Acceleration

+3.00

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £600k–£700k · 50 sales

Property Type Mix

Total: 50 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£70k£123k+73.8%2.4
Post-dot-com plateau2001–2004£130k£208k+59.6%2.5
Pre-crash peak2005–2007£203k£251k+23.8%2
GFC & correction2008–2010£212k£215k+1.2%1.7
Help-to-Buy recovery2013–2016£316k£410k+29.7%1.8
Brexit uncertainty2017–2019£620k£485k-21.8%1.3
Pandemic surge2020–2020£480k£480k+0%1
Rate-rise correction2022–2023£753k£613k-18.6%1.5
Current market2024–2025£615k£636k+3.4%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
9.5%
District
9.2%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing4
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Wood Street Rail StationWeaver
5 min walk
Wood StreetNational Rail
5 min walk
Walthamstow Central Rail StationWeaver
19 min walk
Walthamstow Central Underground StationVictoria
19 min walk
Walthamstow Queens Road Rail StationSuffragette
23 min walk
No bus stops within 400m

58

Walkability score

73

Footpaths (500m)

0

Santander docks (800m)

3.0 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

8

Car parks (800m)

3

EV chargers (800m)

Nearest car park233m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Brandon Road Carpark
351m

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: 9.1 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.4 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

4 min walk

64%

Recommend GP

64%

Overall GP experience

10

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 366 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

102

Parks (1km)

24

Restaurants (800m)

17

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketMetro Food Centre · 168 m
3 tennis courts1 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)

0

Cinemas (2km)

391m

Post office

Nearby shops

Welcome Food Centre196 m
Orzet Polski Sklep196 m
Food & Wine321 m
Forest Road Supermarket334 m

Nearby cafes

Wood Street Cafe184 m
Caffe Di Napoli200 m
Casa 05216 m
Caffe Delight219 m

Nearby restaurants

Marilucia Ristorante Pizzeria187 m
Dixy Chicken & Pizza203 m
Wong's207 m
Golden Dragon209 m

Nearby pubs

The Duke's Head312 m
The Flower Pot344 m
Clapton Craft372 m
The William Morris424 m

Nearby gyms

Walthamstow Cricket Tennis and Squash Club628 m
Forest YMCA705 m

Nearby pharmacies

Well Pharmacy363 m

Nearby health

Dr. Dital Practice303 m
Jane Atkinson Health and Wellbeing Centre366 m
Reliable Scan Limited525 m
The Bailey Practice821 m
Food hygiene (5-star)42% of 86

Business

Local businesses registered here

Active businesses
23
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
18
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

AMBREEN MAKE-UP LIMITED
AMBREEN MAKE-UP TEAM LIMITED
AMBREEN MAKE-UP TRAINING LIMITED
BAMS GLOBAL LIMITED
BCS LEGALISATION SERVICES LTD

+15 more

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score21/100
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

8/100

Velocity score

Future outlook

38.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,510m
Crossrail 2 route4,000m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,318 nationally

1,926

Est. population

13,322/km²

56%

Employed

38%

Degree educated

£35,000

Median income

7.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

41

Community stability

Age profile

33%
20%
23%
17%
Under 1833%
18–3420%
35–4924%
50–6417%
65+7%

Tenure

19%
18%
49%
Own outright12%
Own (mortgage)19%
Private rent18%
Social rent49%
Shared ownership2%
Rent free0%

Ethnicity

23%
13%
20%
30%
White British23%
White Other13%
Asian20%
Black30%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine21%
No car household45%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Social rent49%
Private rent18%

vs. London

Income vs London-16.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
11
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
Former Hawker Siddeley Site, Forest Works, Former Hawker Siddeley Site, Forest Works, Fulbourne Road, Walthamstow, E17 4EF252 homes
completed
Calver Court, 52a, Calver Court, 52a, Radbourne Crescent, E17 3ST27 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
LAND AT, 66, LAND AT, 66, RADBOURNE CRESCENT, E1716 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

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Key facts for E17 3JZ

Full postcodeE17 3JZ
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWood Street
Latitude51.590381
Longitude-0.001791
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