Wood Street · Waltham Forest · Walthamstow constituency · 51.58921, -0.00187

E17 3LQ— Wood Street, Waltham Forest

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

 

Schools 75%Safety 74/100Transport 40/100Yield 3.64%

Best for: Families

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

Liveability
59
Safety
74
Schools
90
Transport
40
Environment
62
Investment
43

The bottom line

E17 3LQ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £477,500 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E17 3LQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-8.2% vs London avg
vs London income-16.7% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for E17 3LQ

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

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How E17 3LQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

The Woodside Primary Academy

Not yet inspected · 3 min walk

KS2: 105.0

★★

Secondary

Holy Family Catholic School

Good · Inspected Mar 2023 · 5 min walk

P8: +0.04A8: 45.7

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.8 incidents per 1,000 residents

Higher crime than 53% of London
↑ Rising 327.6%

+3% vs borough

Crime by type

Other33%
Violence & sexual offences23%
Anti-social behaviour20%
Drug offences13%
Vehicle crime5%
Burglary3%
Theft2%
Robbery2%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.9km

Crime is +7% 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.

£477,500

Median sale price

8% below London median

£477,500 is 8% below the London median (£520,000)

+82.2%

This year

Flat

Dominant type

Price history

5-year change
+8.0%
Sales (24 months)6
New build0.0%
Avg terraced£820,000
Avg flat£450,000
Price per m²£7,357/m²
Price per ft²£684/ft²
Avg floor area67.1 m²

EPC breakdown

C
27%
D
38%
E
9%
G
1%

Based on 75 properties · Confidence: high

Street mix

Terraced 45%Flat 55%

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£11,375
First-time buyerFTB
£2,625
Additional propertyBTL/2nd
£25,700

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

13.6×

Price-to-income

£2,389/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£167,750
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)
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

+8.4%

Total change

+1115%

Market Activity

Price Velocity & Acceleration

Current Velocity

+146.6%

per year

Acceleration

+183.94

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 90 sales

Property Type Mix

Total: 90 sales

Terraced50%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£63k-6.7%2.2
Post-dot-com plateau2001–2004£79k£219k+176.7%5.8
Pre-crash peak2005–2007£139k£235k+68.8%3.7
GFC & correction2008–2012£246k£98k-60.3%1.6
Help-to-Buy recovery2013–2016£225k£475k+111.1%2.8
Brexit uncertainty2017–2019£272k£525k+93%2.7
Pandemic surge2020–2021£223k£442k+98.2%1.5
Rate-rise correction2022–2023£476k£242k-49.2%2.5
Current market2024–2026£531k£820k+54.6%2.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Weakest performer

Flat/maisonette

-0.5% alpha

Terraced-0.3% α
Local
8.4%
District
8.7%
Flat/maisonette-0.5% α
Local
6.2%
District
6.7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing8
Trend Position10

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

Nearby stations

Wood Street Rail StationWeaver
4 min walk
Wood StreetNational Rail
4 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

57

Walkability score

68

Footpaths (500m)

0

Santander docks (800m)

2.9 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

9

Car parks (800m)

2

EV chargers (800m)

Nearest car park143m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Brandon Road Carpark
224m

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed481 Mbps
Median download442 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 — 3.4 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

2 min walk

64%

Recommend GP

64%

Overall GP experience

12

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 402 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

127

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 · 184 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)

269m

Post office

Nearby shops

Orzet Polski Sklep200 m
Welcome Food Centre228 m
Clapton Craft245 m
Bayer Food Centre263 m

Nearby cafes

Wood Street Cafe155 m
Indie Roots161 m
Teras176 m
Coffee Boxx185 m

Nearby restaurants

Marilucia Ristorante Pizzeria153 m
Jungle Braai170 m
Golden Fried Chicken184 m
Mini Hiba187 m

Nearby pubs

The Duke's Head216 m
The Flower Pot230 m
Clapton Craft248 m
The William Morris465 m

Nearby gyms

Walthamstow Cricket Tennis and Squash Club508 m
Forest YMCA697 m

Nearby pharmacies

Well Pharmacy240 m

Nearby health

Dr. Dital Practice178 m
Reliable Scan Limited395 m
Jane Atkinson Health and Wellbeing Centre402 m
The Bailey Practice705 m
Food hygiene (5-star)40% of 87

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
7
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

ARCH N BLINK LTD
AUDNEY PROPERTIES LIMITED
BRITEX LIMITED
GROUP TRANSPORT UK LIMITED
HEALTH DALEY LTD

+10 more

Investment

Investment grade, yield and market outlook

43

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

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

17/100

Velocity score

Future outlook

52.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,394m
Crossrail 2 route3,988m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,853 nationally

1,776

Est. population

17,384/km²

61%

Employed

45%

Degree educated

£35,000

Median income

7.5%

Claimant rate

SuburbanVery high densityEstablished mixed

43

Community stability

Age profile

28%
24%
24%
15%
Under 1828%
18–3424%
35–4925%
50–6415%
65+9%

Tenure

16%
28%
25%
31%
Own outright16%
Own (mortgage)28%
Private rent25%
Social rent31%
Shared ownership1%
Rent free0%

Ethnicity

32%
18%
19%
18%
White British32%
White Other18%
Asian19%
Black18%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household45%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent31%
Private rent25%

vs. London

Income vs London-16.7%
Price vs London-8.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
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)
16
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
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 (£477,500)

£11,375

Standard buyer

£2,625

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 3LQ

Full postcodeE17 3LQ
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWood Street
Latitude51.589213
Longitude-0.001871
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