William Morris · Waltham Forest · Walthamstow constituency · 51.59034, -0.01964

E17 4PZ— William Morris, Waltham Forest

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

The family fortress

 

Schools 67%Safety 66/100Transport 34/100Yield 5.47%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
58
Safety
66
Schools
90
Transport
34
Environment
70
Investment
64

The bottom line

E17 4PZ offers exceptional schools (100% Good/Outstanding) and low crime at £318,000 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 4PZ

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-38.8% vs London avg
vs London income+9.3% vs London avg
vs London crime+84.0% vs London avg

Deep-dive guides for E17 4PZ

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

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“The family fortress”

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How E17 4PZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Greenleaf Primary School

Good · Inspected Jul 2022 · 5 min walk

KS2: 108.9

—

Secondary

Walthamstow School for Girls

Not yet inspected · 9 min walk

P8: +0.46A8: 56.3

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 · 9 min walk

6 primaries · 2 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

95

Road safety score

5

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 641m

Crime is +84% above London average

Property

2 Jul

Prices, sales volume and market trends

£318,000

Median sale price

Bottom 25% — 39% below London median

£318,000 is 39% below the London median (£520,000)

-3.1%

This year

Flat

Dominant type

Price history

Sales (24 months)37
New build100.0%
Avg flat£318,000
Price per m²£7,718/m²
Price per ft²£717/ft²
Avg floor area41.2 m²

EPC breakdown

B
92%
C
5%

Based on 97 properties · Confidence: high

Street mix

Flat 99%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£3,400
First-time buyerFTB
£0
Additional propertyBTL/2nd
£12,940

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

6.9×

Price-to-income

£1,591/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£103,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2023
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2024–2025 · CAGR

+-1.9%

Total change

-2%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.9%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 66 sales

Property Type Mix

Total: 66 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£320k£314k-1.9%33

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5.9% alpha

Flat/maisonette-5.9% α
Local
-1.9%
District
4%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75

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

Nearby stations

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

52

Walkability score

140

Footpaths (500m)

0

Santander docks (800m)

2.8 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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park72m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Bedford Road Car Park· yes
72m
🅿️
Town Hall Car Park· yes
352m

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: 8.4 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.2 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 · 878 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

123

Parks (1km)

43

Restaurants (800m)

27

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketLidl · 708 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

247m

Post office

Nearby shops

Lightning Food and Wine266 m
Wins Local Food & Wine438 m
Ikiukas LT535 m
Kos Inter Continental Mini Market541 m

Nearby cafes

Craftworks113 m
Deeney's Cafe119 m
Speedfast Internet Cafe138 m
Tommy's Tuc Inn Cafe148 m

Nearby restaurants

Five Star Fish Bar67 m
Le Delice in the Park71 m
Spicebox116 m
Season Pizza120 m

Nearby pubs

The Bell186 m
Arubar Lounge227 m
Ye Olde Rose and Crown291 m
The Lord Palmerston757 m

Nearby gyms

Forest YMCA541 m
Waltham Forest Feel Good Centre563 m
The Gym Group705 m

Nearby pharmacies

Boots887 m
Food hygiene (5-star)40% of 155

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

APECTO.SERVICES LTD

Investment

Investment grade, yield and market outlook

64

Investment score

Good

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
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months6

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

54.5

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,909m
Crossrail 2 route2,767m

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-38.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
18
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)
9
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
1, 1, Hoe Street, Walthamstow, E17 4SD18 homes
completed
132 -134, 132 -134, Chingford Road, Walthamstow, E17 4PL14 homes
completed
101, 101, Hoe Street, Walthamstow, E17 4SA12 homes
completed
1A, 1A, Greenleaf Road, Walthamstow, E17 6QQ10 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 (£318,000)

£3,400

Standard buyer

£0

First-time buyer

Save £3,400

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 4PZ

Full postcodeE17 4PZ
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWilliam Morris
Latitude51.590342
Longitude-0.019637
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