William Morris · Waltham Forest · Walthamstow constituency · 51.59274, -0.01934

E17 4PU— William Morris, Waltham Forest

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

The family fortress

 

Schools 67%Safety 66/100Transport 30/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
56
Safety
66
Schools
40
Transport
30
Environment
71
Investment
40

The bottom line

E17 4PU 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.

Check your dealbreakers

Toggle the things that matter to you — see how E17 4PU scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E17 4PU meets your needs.

Location

E17 4PU

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

Deep-dive guides for E17 4PU

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E17 4PU with:

Postcode Personality

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

“The family fortress”

Share:WhatsAppShare on X

How E17 4PU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

The Winns Primary School

Not yet inspected · 5 min walk

KS2: 106.0

—

Secondary

Walthamstow Academy

Not yet inspected · 10 min walk

P8: +0.52A8: 52.6

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 · 12 min walk

8 primaries · 3 secondaries · 0 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

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 737m

Crime is +84% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£7,198/m²
Price per ft²£669/ft²
Avg floor area90.1 m²

EPC breakdown

C
10%
D
18%
E
3%

Based on 31 properties · Confidence: high

Street mix

Terraced 91%Detached 4%Flat 5%

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£225,250
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, 100 mm loft insulation
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

1995–2025 · CAGR

+9.7%

Total change

+1490%

Market Activity

Price Velocity & Acceleration

Current Velocity

+116.7%

per year

Acceleration

+143.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 55 sales

Property Type Mix

Total: 55 sales

Detached3.6%
Terraced92.7%
Flat/maisonette3.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£130k+109.8%2.2
Post-dot-com plateau2001–2004£129k£200k+55%2.5
Pre-crash peak2005–2007£250k£245k-2%1.3
GFC & correction2008–2012£243k£218k-10.3%1.6
Help-to-Buy recovery2013–2016£230k£435k+89.1%1.8
Brexit uncertainty2018–2018£525k£525k+0%1
Pandemic surge2020–2021£461k£671k+45.5%3
Rate-rise correction2022–2023£457k£620k+35.8%1.5
Current market2024–2025£455k£985k+116.7%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
9.6%
District
9.4%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
Trend Position10

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
12.9 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
Walthamstow Queens Road Rail StationSuffragette
16 min walk
Wood Street Rail StationWeaver
17 min walk
No bus stops within 400m

47

Walkability score

145

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

9

Car parks (800m)

3

EV chargers (800m)

Nearest car park195m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Bedford Road Car Park· yes
195m
🅿️
Town Hall Car Park· yes
363m

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: 8.7 km away✗ Not Green Belt✗ Not AONB42% 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: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

7 min walk

4

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 880 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

140

Parks (1km)

26

Restaurants (800m)

21

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketLidl · 972 m
2 tennis courts2 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)

391m

Post office

Nearby shops

Lightning Food and Wine390 m
Wins Local Food & Wine424 m
Raji Local484 m
Priory News561 m

Nearby cafes

La Delice in the Park156 m
Deeney's Cafe164 m
Bühler & Co.284 m
Tommy's Tuc Inn Cafe297 m

Nearby restaurants

Le Delice in the Park199 m
Five Star Fish Bar241 m
Compatible Caribbean Cuisine267 m
Brown Sugar & Spice289 m

Nearby pubs

The Bell321 m
Arubar Lounge376 m
Ye Olde Rose and Crown557 m
The Goose1.0 km

Nearby gyms

Waltham Forest Feel Good Centre433 m
Forest YMCA617 m
Wadham Lodge Sports Ground870 m
The Gym Group968 m

Nearby pharmacies

Boots1.1 km
Food hygiene (5-star)36% of 107

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
7
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

BELVU REPAIRS & SERVICING LTD
ELIAS DANIEL CONSTRUCT LTD
MAVER CONSTRUCT LTD
MCD PRO LIMITED
NAJA & CO LTD

+4 more

Investment

Investment grade, yield and market outlook

40

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
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

45.6

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route12,155m
Crossrail 2 route2,823m

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%

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)
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)
8
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
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
Garages at, Garages at, Evesham Avenue, Walthamstow, E17 4NJ8 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

Live in E17 4PU? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E17 4PU.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

Similar postcodes

Frequently asked questions

📍 Track E17 4PU

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E17 4PU

Full postcodeE17 4PU
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWilliam Morris
Latitude51.592738
Longitude-0.019345
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