Chapel End · Waltham Forest · Walthamstow constituency · 51.59327, -0.01710

E17 4PA— Chapel End, Waltham Forest

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

The family fortress

 

Schools 67%Safety 77/100Transport 25/100Low yield 3.36%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
61
Safety
77
Schools
40
Transport
25
Environment
71
Investment
44

The bottom line

E17 4PA offers low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 50 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E17 4PA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.3% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for E17 4PA

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

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Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E17 4PA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

Chapel End Infant School and Early Years Centre

Not yet inspected · 7 min walk

—

Secondary

Walthamstow School for Girls

Not yet inspected · 11 min walk

P8: +0.46A8: 56.3

67% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 12 min walk

9 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

53.1 incidents per 1,000 residents

Better than 60% of London
↑ Rising 132.0%

-22% vs borough

Crime by type

Other29%
Violence & sexual offences21%
Anti-social behaviour16%
Vehicle crime14%
Burglary7%
Drug offences5%
Theft5%
Robbery3%

Stop & search

0.5

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)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 903m

Crime is 18% below London average

Property

Prices, sales volume and market trends

Avg floor area91.1 m²

EPC breakdown

C
2%
D
13%
E
5%

Based on 20 properties · Confidence: medium

Street mix

Terraced 84%Detached 16%

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

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

1996–2023 · CAGR

+10.3%

Total change

+1295%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.7%

per year

Acceleration

+1.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 38 sales

Property Type Mix

Total: 38 sales

Detached15.8%
Terraced84.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£63k£123k+95.2%2
Post-dot-com plateau2001–2001£158k£158k+0%2
Pre-crash peak2005–2007£213k£250k+17.4%1.7
GFC & correction2009–2011£220k£308k+39.9%1.5
Help-to-Buy recovery2014–2016£500k£548k+9.5%3
Brexit uncertainty2018–2019£533k£652k+22.4%2
Pandemic surge2021–2021£750k£750k+0%1
Rate-rise correction2023–2023£875k£875k+0%4

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.2% alpha

Terraced+1.2% α
Local
10.3%
District
9.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
13.8 min walk
Walthamstow Central→ Liverpool Street· 4 tph
19 min

Nearby stations

Walthamstow Central Underground StationVictoria
15 min walk
Walthamstow Central Rail StationWeaver
15 min walk
Walthamstow CentralNational Rail
15 min walk
Wood Street Rail StationWeaver
16 min walk
Walthamstow Queens Road Rail StationSuffragette
17 min walk
No bus stops within 400m

44

Walkability score

148

Footpaths (500m)

0

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

London Bridge57 min ↑
Victoria ★50 min
Waterloo56 min ↑
Canary Wharf58 min ↑
City50 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

12

Car parks (800m)

4

EV chargers (800m)

Nearest car park123m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Town Hall Car Park· yes
283m
🅿️
Bedford Road Car Park· yes
303m

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: 8.8 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.5 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

NELFT COMMUNITY DIABETES SERVICE

36A HURST ROAD, WALTHAMSTOW, E17 3BL

6 min walk

5

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 748 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

151

Parks (1km)

19

Restaurants (800m)

19

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketLidl · 1.1 km
2 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

387m

Post office

Nearby shops

Lightning Food and Wine547 m
Lifestyle Express549 m
Raji Local559 m
Wins Local Food & Wine589 m

Nearby cafes

La Delice in the Park287 m
Bühler & Co.299 m
Deeney's Cafe301 m
Wynwood Art District326 m

Nearby restaurants

Compatible Caribbean Cuisine280 m
Le Delice in the Park316 m
Brown Sugar & Spice324 m
Tabaq Chicken & Pizza362 m

Nearby pubs

The Bell334 m
Arubar Lounge380 m
Ye Olde Rose and Crown653 m
The William Morris686 m

Nearby gyms

Waltham Forest Feel Good Centre271 m
Forest YMCA536 m
Wadham Lodge Sports Ground716 m
Arsenal Football Club Youth Academy1.0 km

Nearby health

Jane Atkinson Health and Wellbeing Centre748 m
Food hygiene (5-star)41% of 91

Business

Local businesses registered here

Active businesses
2
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

BAMCBAM LTD
BRANLOW HAVEN LIMITED

Investment

Investment grade, yield and market outlook

44

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

34.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route12,279m
Crossrail 2 route2,987m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,475 nationally

2,184

Est. population

10,764/km²

72%

Employed

55%

Degree educated

£45,900

Median income

4.9%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

28%
21%
30%
14%
Under 1828%
18–3421%
35–4930%
50–6414%
65+7%

Tenure

18%
41%
25%
15%
Own outright18%
Own (mortgage)41%
Private rent25%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

44%
19%
14%
White British44%
White Other19%
Asian11%
Black14%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine15%
No car household41%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent25%
Social rent15%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
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)
1

Housing pipeline (800m)

Homes approved
2
Under construction
2
Completed (3yr)
7
Largest scheme
83 homes · EX WALTHAMSTOW BUS GARAGE, 141, EX WALTHAMSTOW BUS GARAGE, 141, CHINGFORD ROAD, E17
Pipeline pressure
LOW

Named schemes (500m)

EX WALTHAMSTOW BUS GARAGE, 141, EX WALTHAMSTOW BUS GARAGE, 141, CHINGFORD ROAD, E1783 homes
completed
544-558, 544-558, Forest Road, Walthamstow, E17 3ED47 homes
completed
ST. JOHNS CHURCH HALL, ST. JOHNS CHURCH HALL, BROOKSCROFT ROAD, E1723 homes
completed
1, 1, Hoe Street, Walthamstow, E17 4SD18 homes
completed
132 -134, 132 -134, Chingford Road, Walthamstow, E17 4PL14 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 4PA

Full postcodeE17 4PA
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardChapel End
Latitude51.593267
Longitude-0.017098
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