William Morris · Waltham Forest · Walthamstow constituency · 51.58857, -0.02057

E17 4QS— William Morris, Waltham Forest

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

The family fortress

 

Schools 67%Safety 78/100Transport 40/100Low yield 3.36%

Best for: Families

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

Liveability
63
Safety
78
Schools
90
Transport
40
Environment
65
Investment
52

The bottom line

E17 4QS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E17 4QS

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-27.0% vs London avg

Deep-dive guides for E17 4QS

🛡️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 4QS 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 · 4 min walk

KS2: 108.9

—

Secondary

Walthamstow School for Girls

Not yet inspected · 7 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 · 8 min walk

5 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

47.6 incidents per 1,000 residents

Better than 65% of London
↑ Rising 314.8%

from a low base — still below London average

-30% vs borough

Crime by type

Violence & sexual offences25%
Other20%
Anti-social behaviour18%
Vehicle crime11%
Drug offences9%
Theft8%
Burglary7%
Robbery3%

Stop & search

0.8

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 589m

Crime is 27% below London average

Property

Prices, sales volume and market trends

Avg floor area47.4 m²

EPC breakdown

C
2%
D
13%
E
4%

Based on 19 properties · Confidence: medium

Street mix

Terraced 93%Other 7%

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£118,500
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

1998–2014 · CAGR

+8.9%

Total change

+292%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.5%

per year

Acceleration

-16.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 13 sales

Property Type Mix

Total: 13 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£51k£75k+47.1%1.7
Post-dot-com plateau2001–2003£91k£214k+136.5%2
Pre-crash peak2006–2006£225k£225k+0%1
GFC & correction2011–2011£250k£250k+0%1
Help-to-Buy recovery2013–2014£246k£200k-18.5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+14.6% alpha

Terraced+14.6% α
Local
33.2%
District
18.6%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Walthamstow Central Underground StationVictoria line
7.4 min walk
Walthamstow Central→ Liverpool Street· 4 tph
19 min

Nearby stations

Walthamstow Central Underground StationVictoria
8 min walk
Walthamstow Central Rail StationWeaver
8 min walk
Walthamstow CentralNational Rail
8 min walk
Walthamstow Queens Road Rail StationSuffragette
10 min walk
St James Street (London) Rail StationWeaver
15 min walk
No bus stops within 400m

59

Walkability score

148

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria45 min ↑
Waterloo52 min ↑
Canary Wharf55 min ↑
City ★44 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 park100m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Bedford Road Car Park· yes
279m
🅿️
Town Hall Car Park· yes
498m

Connectivity

Broadband and mobile coverage

97%

Full fibre

86%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download455 Mbps
Superfast coverage97%
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.2 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.1 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

DR SHANTIR PRACTICE

354-358 FOREST ROAD, WALTHAMSTOW, E17 5JL

5 min walk

56%

Recommend GP

56%

Overall GP experience

9

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 975 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

56

Restaurants (800m)

34

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

3

Convenience

Nearest supermarketLidl · 501 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)

336m

Post office

Nearby shops

Lightning Food and Wine283 m
Ikiukas LT347 m
Kos Inter Continental Mini Market353 m
Millenium Food & Wine429 m

Nearby cafes

Forest Cafe6 m
Cafe Aroma18 m
Le Delice57 m
Tassili132 m

Nearby restaurants

Jimmy's Pizza & Grill7 m
Pinar Kebab25 m
Dixie's Peri Peri Grill & Pizza81 m
New Dragon Inn104 m

Nearby pubs

Ye Olde Rose and Crown88 m
The Bell313 m
Arubar Lounge321 m
The Goose586 m

Nearby gyms

The Gym Group497 m
Forest YMCA613 m
Waltham Forest Feel Good Centre744 m

Nearby pharmacies

Boots680 m
Waterman Pharmacy699 m
Food hygiene (5-star)42% of 192

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ADVANCE CARS LTD
CAFE AROMA WALTHAMSTOW LIMITED
CHRISTOPHER & JAMES LIMITED
DVN SUPERMART LIMITED
FUJI SUSHI & THAI LIMITED

+12 more

Investment

Investment grade, yield and market outlook

52

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 score34/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

42.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,705m
Crossrail 2 route2,691m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,711 nationally

2,355

Est. population

22,452/km²

68%

Employed

53%

Degree educated

£45,900

Median income

10.1%

Claimant rate

Inner cityVery high densityEstablished mixed

41

Community stability

Age profile

27%
21%
31%
13%
Under 1827%
18–3421%
35–4931%
50–6414%
65+8%

Tenure

13%
35%
32%
17%
Own outright13%
Own (mortgage)35%
Private rent32%
Social rent17%
Shared ownership2%

Ethnicity

34%
20%
27%
White British34%
White Other20%
Asian27%
Black11%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine15%
No car household47%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent32%
Social rent17%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
1
Planning apps (3 years)
19
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
2
Under construction
2
Completed (3yr)
108
Largest scheme
121 homes · Former Arcade Site, Former Arcade Site, Hoe Street, Walthamstow, E17 4QG
Pipeline pressure
LOW

Named schemes (500m)

Former Arcade Site, Former Arcade Site, Hoe Street, Walthamstow, E17 4QG121 homes
completed
4-8, 4-8, WESTBURY ROAD, E1759 homes
completed
6-10, 6-10, Church Hill, Walthamstow, E1751 homes
completed
1, 1, Hoe Street, Walthamstow, E17 4SD18 homes
completed
Units E & F, Units E & F, Tower Mews, Walthamstow, E1714 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

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Key facts for E17 4QS

Full postcodeE17 4QS
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWilliam Morris
Latitude51.588568
Longitude-0.020565
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