Wood Street · Waltham Forest · Walthamstow constituency · 51.59000, -0.00247

E17 3LD— Wood Street, Waltham Forest

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

The practical family move

 

Schools 75%Safety 73/100Transport 41/100Low yield 2.94%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
57
Safety
73
Schools
45
Transport
41
Environment
62
Investment
42

The bottom line

E17 3LD offers low crime and fast broadband at £592,500 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 3LD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+13.9% vs London avg
vs London income-16.7% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for E17 3LD

🛡️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🎓 Good Schools🔒 Very Safe

“The practical family move”

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How E17 3LD 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 · 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.8km

Crime is +19% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£592,500

Median sale price

Above London median by 14%

£592,500 is 14% above the London median (£520,000)

+40.0%

This year

Terraced

Dominant type

Price history

5-year change
-21.0%
Sales (24 months)6
New build0.0%
Avg terraced£600,000
Avg flat£395,000
Price per m²£6,938/m²
Price per ft²£645/ft²
Avg floor area87.1 m²

EPC breakdown

B
1%
C
17%
D
28%
E
6%
F
2%

Based on 54 properties · Confidence: high

Street mix

Terraced 91%Flat 7%Other 2%

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£17,125
First-time buyerFTB
£8,375
Additional propertyBTL/2nd
£34,900

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

16.9×

Price-to-income

£2,964/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£217,750
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, no insulation (assumed)
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

1995–2026 · CAGR

+8.4%

Total change

+1103%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.3%

per year

Acceleration

+17.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 89 sales

Property Type Mix

Total: 89 sales

Terraced93.3%
Flat/maisonette6.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£119k+101.7%4.2
Post-dot-com plateau2001–2004£129k£200k+55.3%3.5
Pre-crash peak2005–2007£200k£256k+28.1%3
GFC & correction2008–2012£265k£210k-20.8%1.6
Help-to-Buy recovery2013–2016£357k£485k+35.9%3
Brexit uncertainty2017–2019£538k£405k-24.7%2.3
Pandemic surge2020–2021£670k£750k+11.9%3
Rate-rise correction2022–2023£793k£808k+1.9%2.5
Current market2024–2026£593k£710k+19.8%2.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.4%
District
8.4%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position75

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
16.9 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
18 min walk
Walthamstow Central Underground StationVictoria
18 min walk
Walthamstow Queens Road Rail StationSuffragette
22 min walk
No bus stops within 400m

59

Walkability score

71

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

10

Car parks (800m)

3

EV chargers (800m)

Nearest car park170m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Brandon Road Carpark
302m

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 AONB11% green spaceTree canopy: 70%
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

3 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 · 329 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

24

Restaurants (800m)

17

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

4

Convenience

Nearest supermarketMetro Food Centre · 117 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)

336m

Post office

Nearby shops

Orzet Polski Sklep142 m
Welcome Food Centre154 m
Food & Wine301 m
Forest Road Supermarket312 m

Nearby cafes

Wood Street Cafe122 m
Caffe Di Napoli155 m
Casa 05155 m
Indie Roots188 m

Nearby restaurants

Marilucia Ristorante Pizzeria124 m
Golden Dragon150 m
Mini Hiba153 m
Dixy Chicken & Pizza165 m

Nearby pubs

The Duke's Head250 m
The Flower Pot286 m
Clapton Craft319 m
The William Morris391 m

Nearby gyms

Walthamstow Cricket Tennis and Squash Club604 m
Forest YMCA655 m
Wadham Lodge Sports Ground1.0 km

Nearby pharmacies

Well Pharmacy309 m

Nearby health

Dr. Dital Practice252 m
Jane Atkinson Health and Wellbeing Centre329 m
Reliable Scan Limited486 m
The Bailey Practice762 m
Food hygiene (5-star)41% of 84

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

BRIGHT STARS SPORTS LTD.
BRIGHT STARS YOUTH FC LIMITED
CUSH HEALTH LTD
MUREX MARKETING LTD
PUREVANTIS LIMITED

+3 more

Investment

Investment grade, yield and market outlook

42

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 64%
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months3

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

25/100

Velocity score

Future outlook

33.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,450m
Crossrail 2 route3,950m

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+13.9%

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)
12
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
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 (£592,500)

£17,125

Standard buyer

£8,375

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 3LD

Full postcodeE17 3LD
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWood Street
Latitude51.589997
Longitude-0.002472
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