Chapel End · Waltham Forest · Walthamstow constituency · 51.59588, -0.01044

E17 4JL— Chapel End, Waltham Forest

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

The family fortress

 

Schools 75%Safety 72/100Transport 26/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
52
Safety
72
Schools
90
Transport
26
Environment
65
Investment
37

The bottom line

E17 4JL offers exceptional schools (100% Good/Outstanding), 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 4JL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+28.0% vs London avg

Deep-dive guides for E17 4JL

🛡️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 4JL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Chapel End Infant School and Early Years Centre

Not yet inspected · 4 min walk

★★

Secondary

Holy Family Catholic School

Good · Inspected Mar 2023 · 9 min walk

P8: +0.04A8: 45.7

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.2 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 255.1%

+23% vs borough

Crime by type

Other32%
Violence & sexual offences20%
Anti-social behaviour14%
Vehicle crime13%
Drug offences7%
Burglary7%
Theft3%
Robbery3%

Stop & search

1.0

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 · 1.4km

Crime is +28% 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£8,269/m²
Price per ft²£768/ft²
Avg floor area92.2 m²

EPC breakdown

C
2%
D
10%
E
8%
F
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 3%Terraced 75%Detached 3%Flat 20%

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£230,500
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)
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

1996–2025 · CAGR

+9%

Total change

+1114%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.8%

per year

Acceleration

-89.04

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 39 sales

Property Type Mix

Total: 39 sales

Detached2.6%
Semi-detached2.6%
Terraced76.9%
Flat/maisonette17.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£61k£80k+30.4%1.8
Post-dot-com plateau2001–2003£60k£173k+188.3%2.3
Pre-crash peak2006–2007£215k£220k+2.1%2.5
GFC & correction2009–2010£201k£250k+24.2%1.5
Help-to-Buy recovery2013–2016£295k£512k+73.6%2.3
Brexit uncertainty2017–2019£395k£500k+26.6%1.3
Pandemic surge2021–2021£612k£612k+0%2
Rate-rise correction2022–2022£378k£378k+0%1
Current market2024–2025£725k£745k+2.8%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
8.7%
District
8.3%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

26out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing0
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
Walthamstow Central Underground StationVictoria line
18.7 min walk
Wood Street→ Liverpool Street· 4 tph
21 min

Nearby stations

Wood Street Rail StationWeaver
15 min walk
Wood StreetNational Rail
15 min walk
Highams Park Rail StationWeaver
19 min walk
Walthamstow Central Underground StationVictoria
20 min walk
Walthamstow Central Rail StationWeaver
20 min walk
No bus stops within 400m

30

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

3.2 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

9

Car parks (800m)

3

EV chargers (800m)

Nearest car park82m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Town Hall Car Park· yes
601m

Connectivity

Broadband and mobile coverage

97%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed485 Mbps
Median download445 Mbps
Superfast coverage97%
All operators 5G84%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 9.3 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.0 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

5 min walk

71%

Recommend GP

71%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 604 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

161

Parks (1km)

9

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The William Morris (552 m)

Nearest supermarketMetro Food Centre · 781 m
5 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)

1

Cinemas (2km)

781m

Post office

Nearby shops

Lifestyle Express133 m
Samy's357 m
Bilge Food and Wine558 m
Forest Road Supermarket566 m

Nearby cafes

The Galley265 m
Buntings Cafe320 m
Monoux Coffee House373 m
SiGiBi416 m

Nearby restaurants

Pan Aroma284 m
Monoux Fish Bar379 m
AFC413 m
Welcome554 m

Nearby pubs

The William Morris552 m
The Bell770 m
Arubar Lounge786 m
The Duke's Head960 m

Nearby gyms

Wadham Lodge Sports Ground228 m
Waltham Forest Feel Good Centre333 m
Forest YMCA695 m
Arsenal Football Club Youth Academy698 m

Nearby health

Jane Atkinson Health and Wellbeing Centre604 m
Food hygiene (5-star)49% of 49

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ALCHEMY COMMS LTD
BOSSMCLEAN1 LTD
JM SAMYS LTD

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 score18/100
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

38.2

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,755m
Crossrail 2 route3,501m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,798 nationally

2,091

Est. population

6,734/km²

67%

Employed

44%

Degree educated

£45,900

Median income

6.0%

Claimant rate

SuburbanMedium densityEstablished mixed

46

Community stability

Age profile

29%
21%
27%
16%
Under 1829%
18–3421%
35–4927%
50–6416%
65+7%

Tenure

19%
33%
24%
23%
Own outright19%
Own (mortgage)33%
Private rent24%
Social rent23%
Shared ownership1%
Rent free0%

Ethnicity

32%
17%
19%
17%
White British32%
White Other17%
Asian19%
Black17%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine18%
No car household38%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent24%
Social rent23%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
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)
1
Largest scheme
125 homes · 43, 43, Fulbourne Road, Victoria Works, 30 Victoria Road, Walthamstow, E17
Pipeline pressure
NONE

Named schemes (500m)

Warburton Terrace, Walthamstow, E17 4LG43 homes
completed
LONDON REGIONAL TRANSPORT SPORTS GROUND, 70, LONDON REGIONAL TRANSPORT SPORTS GROUND, 70, KITCHENER ROAD, E1731 homes
completed
PART OF WADHAM LODGE SPORTS GROUND, PART OF WADHAM LODGE SPORTS GROUND, KITCHNER ROAD, E1730 homes
completed
ST. JOHNS CHURCH HALL, ST. JOHNS CHURCH HALL, BROOKSCROFT ROAD, E1723 homes
completed
4-10, 4-10, Beresford Road, Walthamstow, E17 4LW11 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
Ms Stella Creasy (Labour (Co-op))
MP majority
17,996
Constituency
Walthamstow

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Key facts for E17 4JL

Full postcodeE17 4JL
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardChapel End
Latitude51.595879
Longitude-0.010444
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