Chapel End · Waltham Forest · Chingford and Woodford Green constituency · 51.59211, -0.00901

E17 4LB— Chapel End, Waltham Forest

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

 

Schools 75%Safety 72/100Transport 31/100Yield 4.22%

Best for: Families

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

Liveability
55
Safety
72
Schools
90
Transport
31
Environment
64
Investment
47

The bottom line

E17 4LB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £412,000 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 4LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-20.8% vs London avg
vs London income+13.8% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for E17 4LB

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

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How E17 4LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Our Lady and St George's Catholic Primary School

Not yet inspected · 3 min walk

KS2: 108.5

★★

Secondary

Holy Family Catholic School

Good · Inspected Mar 2023 · 4 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 · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

80.4 incidents per 1,000 residents

Higher crime than 61% of London
↑ Rising 393.8%

+18% vs borough

Crime by type

Other25%
Violence & sexual offences24%
Vehicle crime16%
Anti-social behaviour13%
Drug offences7%
Robbery6%
Burglary6%
Theft3%

Stop & search

2.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.4km

Crime is +24% 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.

£412,000

Median sale price

21% below London median

£412,000 is 21% below the London median (£520,000)

+66.9%

This year

Terraced

Dominant type

Price history

5-year change
-30.8%
Sales (24 months)6
New build0.0%
Avg terraced£812,500
Avg flat£395,250
Price per m²£5,515/m²
Price per ft²£512/ft²
Avg floor area74.6 m²

EPC breakdown

B
13%
C
7%
D
27%
E
9%

Based on 56 properties · Confidence: high

Street mix

Semi 9%Terraced 67%Flat 24%

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£8,100
First-time buyerFTB
£0
Additional propertyBTL/2nd
£20,460

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

8.6×

Price-to-income

£2,061/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£186,500
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)
Roof(another dwelling 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

1995–2025 · CAGR

+6.5%

Total change

+559%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.1%

per year

Acceleration

+21.13

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £600k–£700k · 105 sales

Property Type Mix

Total: 105 sales

Semi-detached9.5%
Terraced70.5%
Flat/maisonette20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£118k+102.1%4.2
Post-dot-com plateau2001–2004£93k£218k+135.1%3.8
Pre-crash peak2005–2007£235k£173k-26.4%3.3
GFC & correction2008–2012£233k£280k+20.4%3.6
Help-to-Buy recovery2013–2016£312k£410k+31.6%3.7
Brexit uncertainty2017–2019£405k£583k+43.8%3.3
Pandemic surge2020–2021£667k£596k-10.7%3.5
Rate-rise correction2022–2023£696k£732k+5.1%1
Current market2024–2025£460k£386k-16.1%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.7% alpha

Weakest performer

Flat/maisonette

-1.4% alpha

Terraced-0.7% α
Local
8.1%
District
8.8%
Flat/maisonette-1.4% α
Local
1%
District
2.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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

Nearby stations

Wood Street Rail StationWeaver
10 min walk
Wood StreetNational Rail
10 min walk
Walthamstow Central Underground StationVictoria
16 min walk
Walthamstow Central Rail StationWeaver
16 min walk
Walthamstow Queens Road Rail StationSuffragette
20 min walk
No bus stops within 400m

50

Walkability score

69

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

14

Car parks (800m)

4

EV chargers (800m)

Nearest car park202m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Town Hall Car Park· yes
410m
🅿️
Brandon Road Carpark
686m
🅿️
Bedford Road Car Park· yes
736m

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: 9.0 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

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

10

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 195 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

148

Parks (1km)

19

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketMetro Food Centre · 407 m
3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

672m

Post office

Nearby shops

Bilge Food and Wine130 m
Forest Road Supermarket202 m
Food & Wine216 m
Welcome Food Centre362 m

Nearby cafes

Picnic Sandwich Bar130 m
La Cafeteria207 m
Corner Coffee Shop274 m
Darling's at Town Hall298 m

Nearby restaurants

Planet Chicken & Pizza130 m
Tropical Spice130 m
Welcome131 m
Pan Aroma232 m

Nearby pubs

The William Morris133 m
The Duke's Head547 m
Arubar Lounge572 m
The Bell588 m

Nearby gyms

Waltham Forest Feel Good Centre325 m
Forest YMCA336 m
Wadham Lodge Sports Ground648 m
Arsenal Football Club Youth Academy1.1 km

Nearby pharmacies

Well Pharmacy663 m

Nearby health

Jane Atkinson Health and Wellbeing Centre195 m
Dr. Dital Practice643 m
Reliable Scan Limited881 m
The Bailey Practice928 m
Food hygiene (5-star)41% of 80

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

103 SPRUCE HILLS ROAD LIMITED
ALPOK LTD
BACK2BALANCE PHYSIOTHERAPY LTD
DRAW ON CIC
JAMZ TUTORING LTD

+5 more

Investment

Investment grade, yield and market outlook

47

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score14/100
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

38.7

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,437m
Crossrail 2 route3,520m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,872 nationally

2,947

Est. population

12,688/km²

70%

Employed

51%

Degree educated

£47,800

Median income

6.7%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

26%
24%
30%
14%
Under 1826%
18–3424%
35–4930%
50–6414%
65+6%

Tenure

35%
32%
15%
Own outright13%
Own (mortgage)35%
Private rent32%
Social rent15%
Shared ownership5%

Ethnicity

29%
20%
21%
18%
White British29%
White Other20%
Asian21%
Black18%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine16%
No car household45%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent32%
Social rent15%

vs. London

Income vs London+13.8%
Price vs London-20.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
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)
2
Largest scheme
436 homes · Marlowe Road Estate, Marlowe Road Estate, Marlowe Road, Walthamstow, E17
Pipeline pressure
NONE

Named schemes (500m)

43, 43, Fulbourne Road, Victoria Works, 30 Victoria Road, Walthamstow, E17125 homes
completed
The Clockworks, 656, The Clockworks, 656, Forest Road, Walthamstow, E17 3ED50 homes
completed
Warburton Terrace, Walthamstow, E17 4LG43 homes
completed
EX COLLISONS PRECISION SCREW CO., 312, EX COLLISONS PRECISION SCREW CO., 312, FOREST ROAD, E17 5JH40 homes
completed
Offices adj to Prestige House, 26, Offices adj to Prestige House, 26, Clifford Road, E17 4JE34 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£412,000)

£8,100

Standard buyer

£0

First-time buyer

Save £8,100

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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Key facts for E17 4LB

Full postcodeE17 4LB
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardChapel End
Latitude51.592113
Longitude-0.009006
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