Chapel End · Waltham Forest · Walthamstow constituency · 51.59285, -0.01702

E17 4PB— Chapel End, Waltham Forest

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

The family fortress

 

Schools 67%Safety 72/100Transport 25/100Low yield 3.36%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
57
Safety
72
Schools
56
Transport
25
Environment
71
Investment
43

The bottom line

E17 4PB offers low crime and fast broadband — strong value for Families 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 4PB

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 4PB

🛡️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🍕 Buzzing

“The family fortress”

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How E17 4PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
★

Primary

Emmanuel Community School

Requires Improvement · Inspected Apr 2024 · 8 min walk

KS2: 103.4

—

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 · 1 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 889m

Crime is +28% above London average

Property

Prices, sales volume and market trends

Avg floor area88.7 m²

EPC breakdown

C
2%
D
8%
E
1%

Based on 11 properties · Confidence: medium

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

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£221,750
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, 100 mm loft insulation
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

1999–2024 · CAGR

+9.2%

Total change

+797%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.1%

per year

Acceleration

-49.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £700k+ · 21 sales

Property Type Mix

Total: 21 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£87k£87k+0%2
Post-dot-com plateau2001–2004£127k£215k+69.2%1.5
Pre-crash peak2006–2006£203k£203k+0%1
GFC & correction2010–2012£239k£250k+4.5%2.5
Help-to-Buy recovery2016–2016£505k£505k+0%1
Brexit uncertainty2017–2018£630k£513k-18.7%1.5
Pandemic surge2020–2020£595k£595k+0%1
Rate-rise correction2022–2022£845k£845k+0%1
Current market2024–2024£785k£785k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
9.8%
District
10.2%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position40

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
13.2 min walk
Walthamstow Central→ Liverpool Street· 4 tph
19 min

Nearby stations

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

45

Walkability score

158

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 park135m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Town Hall Car Park· yes
243m
🅿️
Bedford Road Car Park· yes
269m

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 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: 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 · 727 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

149

Parks (1km)

21

Restaurants (800m)

20

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketLidl · 1.0 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)

341m

Post office

Nearby shops

Lightning Food and Wine526 m
Lifestyle Express580 m
Wins Local Food & Wine585 m
Raji Local591 m

Nearby cafes

Bühler & Co.253 m
Deeney's Cafe275 m
Wynwood Art District280 m
La Delice in the Park300 m

Nearby restaurants

Compatible Caribbean Cuisine234 m
Brown Sugar & Spice279 m
Le Delice in the Park284 m
Tabaq Chicken & Pizza317 m

Nearby pubs

The Bell287 m
Arubar Lounge333 m
Ye Olde Rose and Crown612 m
The William Morris667 m

Nearby gyms

Waltham Forest Feel Good Centre273 m
Forest YMCA499 m
Wadham Lodge Sports Ground747 m
The Gym Group1.0 km

Nearby health

Jane Atkinson Health and Wellbeing Centre727 m
Food hygiene (5-star)39% of 100

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

GOLD ZIP LTD
STAGE CENTRE MANAGEMENT LIMITED
STOP THE TAPE LTD
TALAL B LIMITED

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score24/100
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

27.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route12,241m
Crossrail 2 route2,984m

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)
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)
13
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
1, 1, Hoe Street, Walthamstow, E17 4SD18 homes
completed
132 -134, 132 -134, Chingford Road, Walthamstow, E17 4PL14 homes
completed
66-68, 66-68, Hoe Street, Walthamstow, E17 4PG9 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 4PB

Full postcodeE17 4PB
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardChapel End
Latitude51.592852
Longitude-0.017015
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