William Morris · Waltham Forest · Walthamstow constituency · 51.59157, -0.01875

E17 4PR— William Morris, Waltham Forest

Location and area intelligence for E17 4PR, William Morris, Waltham Forest

The family fortress

 

Schools 67%Safety 66/100Transport 32/100Low yield 2.67%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
58
Safety
66
Schools
56
Transport
32
Environment
70
Investment
36

The bottom line

E17 4PR offers low crime and fast broadband at £652,000 median — 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 4PR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+25.4% vs London avg
vs London income+9.3% vs London avg
vs London crime+84.0% vs London avg

Deep-dive guides for E17 4PR

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E17 4PR 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 · 7 min walk

KS2: 103.4

—

Secondary

Walthamstow School for Girls

Not yet inspected · 10 min walk

P8: +0.46A8: 56.3

67% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

119.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 235.6%

+76% vs borough

Crime by type

Other25%
Anti-social behaviour25%
Violence & sexual offences18%
Theft9%
Vehicle crime8%
Burglary7%
Drug offences4%
Robbery4%

Stop & search

1.9

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 · 728m

Crime is +84% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£652,000

Median sale price

Above London median by 25%

£652,000 is 25% above the London median (£520,000)

-19.1%

This year

Terraced

Dominant type

Price history

5-year change
-4.7%
Sales (24 months)5
New build0.0%
Avg terraced£652,000
Price per m²£7,573/m²
Price per ft²£704/ft²
Avg floor area86.5 m²

EPC breakdown

C
8%
D
25%
E
3%

Based on 36 properties · Confidence: high

Street mix

Terraced 97%Flat 2%Other 2%

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£20,100
First-time buyerFTB
£20,100
Additional propertyBTL/2nd
£39,660

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

14.2×

Price-to-income

£3,262/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£216,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.6%

Total change

+863%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.1%

per year

Acceleration

-12.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £50k–£75k · 57 sales

Property Type Mix

Total: 57 sales

Terraced98.2%
Flat/maisonette1.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£120k+122.7%2.4
Post-dot-com plateau2001–2004£126k£225k+78.6%3.2
Pre-crash peak2005–2007£195k£250k+28.2%3.7
GFC & correction2008–2010£278k£250k-9.9%1
Help-to-Buy recovery2013–2015£287k£525k+82.9%1.7
Brexit uncertainty2017–2019£640k£540k-15.6%1
Pandemic surge2020–2021£631k£685k+8.4%2
Current market2024–2026£690k£520k-24.6%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
8.1%
District
8.5%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing7
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Walthamstow Central Underground StationVictoria line
11.4 min walk
Walthamstow Central→ Liverpool Street· 4 tph
19 min

Nearby stations

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

49

Walkability score

159

Footpaths (500m)

0

Santander docks (800m)

2.9 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

11

Car parks (800m)

4

EV chargers (800m)

Nearest car park82m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Bedford Road Car Park· yes
82m
🅿️
Town Hall Car Park· yes
281m

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: 8.6 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.3 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

5 min walk

4

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 817 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

137

Parks (1km)

35

Restaurants (800m)

21

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketLidl · 856 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

263m

Post office

Nearby shops

Lightning Food and Wine354 m
Wins Local Food & Wine461 m
Raji Local613 m
Priory News654 m

Nearby cafes

Deeney's Cafe101 m
Bühler & Co.156 m
Wynwood Art District179 m
Speedfast Internet Cafe181 m

Nearby restaurants

Le Delice in the Park98 m
Compatible Caribbean Cuisine141 m
Five Star Fish Bar153 m
Brown Sugar & Spice154 m

Nearby pubs

The Bell190 m
Arubar Lounge246 m
Ye Olde Rose and Crown438 m
The William Morris762 m

Nearby gyms

Waltham Forest Feel Good Centre437 m
Forest YMCA518 m
The Gym Group853 m
Wadham Lodge Sports Ground933 m

Nearby pharmacies

Boots1.0 km
Food hygiene (5-star)38% of 125

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

AEC FIX LIMITED
C&J GROUP LIMITED
EL-ELYON CHILDCARE SERVICES LTD
FRUITERY LTD
JMS INCORPORATED LTD

+4 more

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 71%
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

45.2

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route12,059m
Crossrail 2 route2,843m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,478 nationally

2,047

Est. population

21,347/km²

67%

Employed

48%

Degree educated

£45,900

Median income

5.4%

Claimant rate

Inner cityVery high densityEstablished mixed

42

Community stability

Age profile

25%
23%
29%
15%
Under 1825%
18–3423%
35–4929%
50–6415%
65+8%

Tenure

19%
29%
31%
21%
Own outright19%
Own (mortgage)29%
Private rent31%
Social rent21%
Shared ownership1%

Ethnicity

30%
20%
28%
White British30%
White Other20%
Asian28%
Black11%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine19%
No car household43%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent31%
Social rent21%

vs. London

Income vs London+9.3%
Price vs London+25.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
17
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)
8
Largest scheme
121 homes · Former Arcade Site, Former Arcade Site, Hoe Street, Walthamstow, E17 4QG
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
27.7%
Ward turnout
35%
Election year
2022
MP
Ms Stella Creasy (Labour (Co-op))
MP majority
17,996
Constituency
Walthamstow

Councillors

Kizzy Jane GardinerLabour and Co-operative Party
Grace WilliamsLabour and Co-operative Party
Jack PhippsLabour and Co-operative Party

Stamp Duty & Affordability Calculator

Stamp duty on median price (£652,000)

£20,100

Standard buyer

£20,100

First-time buyer

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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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 4PR

Full postcodeE17 4PR
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWilliam Morris
Latitude51.591568
Longitude-0.018746
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