Chapel End · Waltham Forest · Chingford and Woodford Green constituency · 51.59929, -0.00705

E17 4EU— Chapel End, Waltham Forest

Location and area intelligence for E17 4EU, Chapel End, Waltham Forest

The family fortress

 

Schools 100%Safety 78/100Transport 27/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
78
Schools
60
Transport
27
Environment
65
Investment
37

The bottom line

E17 4EU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 48 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E17 4EU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+13.8% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for E17 4EU

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E17 4EU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Thorpe Hall Primary School

Not yet inspected · 5 min walk

KS2: 106.7

—

Secondary

Frederick Bremer School

Not yet inspected · 7 min walk

P8: -0.22A8: 46.3

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 · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.7 incidents per 1,000 residents

Better than 70% of London
↑ Rising 421.4%

from a low base — still below London average

-40% vs borough

Crime by type

Anti-social behaviour25%
Violence & sexual offences25%
Other21%
Vehicle crime12%
Burglary7%
Drug offences5%
Robbery4%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.8km

Crime is 37% below 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£5,970/m²
Price per ft²£555/ft²
Avg floor area91.1 m²

EPC breakdown

C
1%
D
22%
E
7%
G
1%

Based on 31 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£227,750
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

1995–2025 · CAGR

+7.9%

Total change

+875%

Market Activity

Price Velocity & Acceleration

Current Velocity

+127.4%

per year

Acceleration

+183.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 34 sales

Property Type Mix

Total: 34 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£56k£70k+24.4%1.3
Post-dot-com plateau2001–2004£119k£181k+51.7%2
Pre-crash peak2005–2007£208k£258k+24.1%3
GFC & correction2008–2012£250k£219k-12.4%1
Help-to-Buy recovery2013–2016£235k£460k+96.2%1.2
Pandemic surge2020–2020£400k£400k+0%1
Rate-rise correction2022–2023£555k£241k-56.5%1
Current market2025–2025£549k£549k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Terraced-0.5% α
Local
7.9%
District
8.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing5
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Highams Park

Nearby stations

Highams Park Rail StationWeaver
14 min walk
Highams ParkNational Rail
14 min walk
Wood Street Rail StationWeaver
18 min walk
Walthamstow Central Underground StationVictoria
25 min walk
Walthamstow Central Rail StationWeaver
25 min walk
No bus stops within 400m

25

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

3.5 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

4

Car parks (800m)

3

EV chargers (800m)

Nearest car park341m
Santander docks (800m)0
Nearest cycle dock3.5 km

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.7 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 10%
More green space than 78% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.7 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

THE FOREST SURGERY

2 MACDONALD ROAD, WALTHAMSTOW, E17 4BA

7 min walk

71%

Recommend GP

71%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 935 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

100

Parks (1km)

5

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The William Morris (901 m)

Nearest supermarketMetro Food Centre · 1.0 km
4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Newsplus Food & Wine406 m
Lifestyle Express418 m
Samy's526 m
Food & Wine863 m

Nearby cafes

Wadham Cafe180 m
The Galley295 m
Buntings Cafe516 m
SiGiBi582 m

Nearby restaurants

Curry in a Hurry185 m
Sushi glamour218 m
Sun On231 m
AFC583 m

Nearby pubs

The William Morris901 m
Vino Tap962 m
The Stag and Lantern978 m

Nearby gyms

Wadham Lodge Sports Ground252 m
Peter May Sports Centre407 m
Arsenal Football Club Youth Academy499 m
Better Gym Walthamstow Stadium757 m

Nearby health

Jane Atkinson Health and Wellbeing Centre935 m
Food hygiene (5-star)52% of 25

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

BEHIND THE STRINGS EDUCATION CIC
COCKLE OWL CONSULTING LTD
DIEGO 24 LTD
E&O CONSTRUCTION LTD
EXPLICUS LTD

+6 more

Investment

Investment grade, yield and market outlook

37

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

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

42.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,201m
Crossrail 2 route3,835m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,184 nationally

1,792

Est. population

19,495/km²

68%

Employed

42%

Degree educated

£47,800

Median income

7.6%

Claimant rate

SuburbanVery high densityEstablished mixed

48

Community stability

Age profile

25%
21%
27%
19%
Under 1825%
18–3421%
35–4927%
50–6419%
65+8%

Tenure

24%
39%
27%
Own outright24%
Own (mortgage)39%
Private rent27%
Social rent9%
Shared ownership0%

Ethnicity

28%
19%
21%
18%
White British28%
White Other19%
Asian21%
Black18%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine18%
No car household36%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent27%
Social rent9%

vs. London

Income vs London+13.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
8
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)
1
Largest scheme
252 homes · Former Hawker Siddeley Site, Forest Works, Former Hawker Siddeley Site, Forest Works, Fulbourne Road, Walthamstow, E17 4EF
Pipeline pressure
NONE

Named schemes (500m)

LAND AT CORNER OF, LAND AT CORNER OF, HIGHAMS STATION AVENUE, TUDOR ROAD, E4156 homes
completed
56-687 homes
completed
213 - 219, 213 - 219, Brookscroft Road, Walthamstow, E17 4JP4 homes
completed
194, 194, Winchester Road, Chingford, E4 9JP4 homes
completed
323, 323, Fulbourne Road, Walthamstow, E17 4HL2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
24.3%
Ward turnout
32%
Election year
2022
MP
Sir Iain Duncan Smith (Conservative)
MP majority
17,996
Constituency
Walthamstow

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Key facts for E17 4EU

Full postcodeE17 4EU
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardChapel End
Latitude51.599292
Longitude-0.007046
Parliamentary constituencyChingford and Woodford Green
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