Chapel End · Waltham Forest · Walthamstow constituency · 51.59840, -0.01507

E17 5AL— Chapel End, Waltham Forest

Location and area intelligence for E17 5AL, Chapel End, Waltham Forest

The family fortress

 

Schools 80%Safety 65/100Transport 17/100Low yield 3.36%

Best for: Families

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Car-dependent area — limited public transport

Liveability
47
Safety
65
Schools
48
Transport
17
Environment
74
Investment
45

The bottom line

E17 5AL offers exceptional schools (80% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 50 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

E17 5AL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.4% vs London avg
vs London crime+92.0% vs London avg

Deep-dive guides for E17 5AL

🛡️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 5AL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

48

Education score

Fair for families
★ Top school within 1km
—

Primary

Chapel End Junior Academy

Not yet inspected · 1 min walk

KS2: 103.8

—

Secondary

South Chingford Foundation School

Not yet inspected · 9 min walk

P8: -0.76A8: 35.4

80% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Above London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 19 min walk

6 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

125.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 213.2%

+84% vs borough

Crime by type

Other26%
Violence & sexual offences21%
Anti-social behaviour16%
Vehicle crime13%
Drug offences10%
Burglary7%
Robbery4%
Theft3%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.4km

Crime is +92% above London average

Property

Prices, sales volume and market trends

Avg floor area56.4 m²

EPC breakdown

C
10%
D
15%
E
2%

Based on 27 properties · Confidence: medium

Street mix

Terraced 86%Flat 14%

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£141,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1996–2011 · CAGR

+2.7%

Total change

+50%

Market Activity

Price Velocity & Acceleration

Current Velocity

-53.1%

per year

Acceleration

-63.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 7 sales

Property Type Mix

Total: 7 sales

Terraced85.7%
Flat/maisonette14.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£80k£91k+13.1%1
Post-dot-com plateau2003–2004£134k£232k+73.1%1
Pre-crash peak2007–2007£256k£256k+0%2
GFC & correction2011–2011£120k£120k+0%1

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 2

Poor

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

Nearby stations

Highams Park Rail StationWeaver
19 min walk
Wood Street Rail StationWeaver
20 min walk
Walthamstow Central Underground StationVictoria
22 min walk
Walthamstow Central Rail StationWeaver
22 min walk
Walthamstow CentralNational Rail
22 min walk
No bus stops within 400m

29

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

3.4 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

10

Car parks (800m)

3

EV chargers (800m)

Nearest car park309m
Santander docks (800m)0
Nearest cycle dock3.4 km

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: 9.4 km away✗ Not Green Belt✗ Not AONB52% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.9 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 yield848.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE PENRHYN SURGERY

2A PENRHYN AVENUE, WALTHAMSTOW, E17 5DB

8 min walk

52%

Recommend GP

52%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

162

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Bell (914 m)

Nearest supermarketCo-op Food · 814 m
2 tennis courts5 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

956m

Post office

Nearby shops

Lifestyle Express297 m
Raji Local655 m
Luks Minimarket742 m
Samy's773 m

Nearby cafes

SiGiBi33 m
Monoux Coffee House98 m
Hugs w Mugs Cafe559 m
Wadham Cafe583 m

Nearby restaurants

AFC37 m
Monoux Fish Bar87 m
O' Cha Thai372 m
Curry in a Hurry561 m

Nearby pubs

The Bell914 m
The William Morris947 m
Arubar Lounge953 m

Nearby gyms

Wadham Lodge Sports Ground360 m
Arsenal Football Club Youth Academy427 m
Better Gym Walthamstow Stadium555 m
Waltham Forest Feel Good Centre568 m
Food hygiene (5-star)48% of 21

Business

Local businesses registered here

Active businesses
29
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
19
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

BEREN EMIR LIMITED
BEYDILLI LIMITED
BILLET DRY CLEANERS LTD
BRUSK PROPERTY LTD
C9 INN LTD

+15 more

Investment

Investment grade, yield and market outlook

45

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

14.5

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,851m
Crossrail 2 route3,278m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,195 nationally

1,904

Est. population

8,838/km²

61%

Employed

36%

Degree educated

£41,400

Median income

7.3%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

31%
21%
24%
16%
Under 1831%
18–3421%
35–4924%
50–6417%
65+7%

Tenure

17%
32%
26%
25%
Own outright17%
Own (mortgage)32%
Private rent26%
Social rent25%
Shared ownership1%
Rent free0%

Ethnicity

24%
19%
24%
20%
White British24%
White Other19%
Asian24%
Black20%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine22%
No car household37%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Private rent26%
Social rent26%

vs. London

Income vs London-1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
11
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
0
Under construction
0
Completed (3yr)
8
Largest scheme
294 homes · Walthamstow Greyhound Stadium, 300, Walthamstow Greyhound Stadium, 300, Chingford Road, Chingford, E4 8SL
Pipeline pressure
NONE

Named schemes (500m)

LONDON REGIONAL TRANSPORT SPORTS GROUND, 70, LONDON REGIONAL TRANSPORT SPORTS GROUND, 70, KITCHENER ROAD, E1731 homes
completed
PART OF WADHAM LODGE SPORTS GROUND, PART OF WADHAM LODGE SPORTS GROUND, KITCHNER ROAD, E1730 homes
completed
ST. JOHNS CHURCH HALL, ST. JOHNS CHURCH HALL, BROOKSCROFT ROAD, E1723 homes
completed
Garages Rear Of 2 To 56, Garages Rear Of 2 To 56, Cecil Road, Walthamstow, E1713 homes
completed
4-10, 4-10, Beresford Road, Walthamstow, E17 4LW11 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 5AL

Full postcodeE17 5AL
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardChapel End
Latitude51.598403
Longitude-0.015070
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