Chapel End · Waltham Forest · Walthamstow constituency · 51.59683, -0.02185

E17 5AZ— Chapel End, Waltham Forest

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

The family fortress

 

Schools 67%Safety 77/100Transport 18/100Low yield 3.48%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
53
Safety
77
Schools
40
Transport
18
Environment
73
Investment
48

The bottom line

E17 5AZ offers low crime and fast broadband at £500,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 53 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

E17 5AZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-3.8% vs London avg
vs London income+9.3% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for E17 5AZ

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

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Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E17 5AZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

Walthamstow Primary Academy

Not yet inspected · 5 min walk

KS2: 105.6

—

Secondary

Walthamstow Academy

Not yet inspected · 4 min walk

P8: +0.52A8: 52.6

67% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 18 min walk

8 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

53.1 incidents per 1,000 residents

Better than 60% of London
↑ Rising 132.0%

-22% vs borough

Crime by type

Other29%
Violence & sexual offences21%
Anti-social behaviour16%
Vehicle crime14%
Burglary7%
Drug offences5%
Theft5%
Robbery3%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 924m

Crime is 18% below London average

Property

2 Jul

Prices, sales volume and market trends

£500,000

Median sale price

4% below London median

£500,000 is 4% below the London median (£520,000)

+7.0%

This year

Flat

Dominant type

Price history

5-year change
+11.7%
Sales (24 months)9
New build0.0%
Avg terraced£500,000
Avg flat£502,500
Price per m²£7,396/m²
Price per ft²£687/ft²
Avg floor area67 m²

EPC breakdown

C
26%
D
21%
E
3%

Based on 50 properties · Confidence: high

Street mix

Semi 1%Terraced 6%Flat 93%Other 1%

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£12,500
First-time buyerFTB
£3,750
Additional propertyBTL/2nd
£27,500

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

10.9×

Price-to-income

£2,501/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£167,500
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)
Roof(another dwelling above)
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

+8%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.2%

per year

Acceleration

-1.25

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £125k–£150k · 158 sales

Property Type Mix

Total: 158 sales

Semi-detached0.6%
Terraced7%
Flat/maisonette92.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£91k+78.4%6.8
Post-dot-com plateau2001–2004£95k£156k+64.2%9.8
Pre-crash peak2005–2007£164k£210k+28.4%10.3
GFC & correction2008–2012£175k£205k+17.1%2.5
Help-to-Buy recovery2013–2016£220k£425k+93.1%2.7
Brexit uncertainty2017–2019£433k£440k+1.7%3.3
Pandemic surge2020–2021£439k£448k+1.9%3.5
Rate-rise correction2022–2023£504k£456k-9.7%5
Current market2024–2025£485k£510k+5.2%4.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Weakest performer

Terraced

-0.4% alpha

Flat/maisonette+0.9% α
Local
8%
District
7.1%
Terraced-0.4% α
Local
9.1%
District
9.5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing3
Trend Position75

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

Nearby stations

Walthamstow Central Underground StationVictoria
19 min walk
Walthamstow Central Rail StationWeaver
19 min walk
Walthamstow CentralNational Rail
19 min walk
Walthamstow Queens Road Rail StationSuffragette
21 min walk
Blackhorse Road Underground StationVictoria
22 min walk
No bus stops within 400m

36

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

3.3 km

Nearest cycle dock

Central London commute times

London Bridge62 min ↑
Victoria ★53 min
Waterloo61 min ↑
Canary Wharf68 min ↑
City58 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)

2

EV chargers (800m)

Nearest car park395m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Bedford Road Car Park· yes
670m
🅿️
Town Hall Car Park· yes
798m

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: 9.0 km away✗ Not Green Belt✗ Not AONB47% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.4 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

2 min walk

52%

Recommend GP

52%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.2 km
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

119

Parks (1km)

7

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Bell (804 m)

Nearest supermarketCo-op Food · 465 m
2 tennis courts2 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)

156m

Post office

Nearby shops

Raji Local155 m
Luks Minimarket392 m
Priory News437 m
Wins Local Food & Wine587 m

Nearby cafes

La Delice in the Park372 m
Monoux 2 Coffee House372 m
Monoux Coffee House471 m
SiGiBi481 m

Nearby restaurants

Monoux Fish Bar473 m
O' Cha Thai479 m
AFC480 m
Hotwings629 m

Nearby pubs

The Bell804 m
Arubar Lounge859 m
Ye Olde Rose and Crown1.0 km

Nearby gyms

Waltham Forest Feel Good Centre709 m
Better Gym Walthamstow Stadium841 m
Arsenal Football Club Youth Academy848 m
Goals1.1 km

Nearby pharmacies

Morrisons Pharmacy1.2 km
Food hygiene (5-star)43% of 40

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

DONOVAN AI LIMITED
GOOD COMPANY COLLECTIVE LTD
THE CUT (TEACHING HEALTHY EDUCATION CUTTING UNCLEAN TIES) CIC
THE KLASSNIK CORPORATION LTD
TUDOR VISIONS LIMITED

+1 more

Investment

Investment grade, yield and market outlook

48

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months5

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

55.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route12,483m
Crossrail 2 route2,777m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,475 nationally

2,184

Est. population

10,764/km²

72%

Employed

55%

Degree educated

£45,900

Median income

4.9%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

28%
21%
30%
14%
Under 1828%
18–3421%
35–4930%
50–6414%
65+7%

Tenure

18%
41%
25%
15%
Own outright18%
Own (mortgage)41%
Private rent25%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

44%
19%
14%
White British44%
White Other19%
Asian11%
Black14%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine15%
No car household41%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent25%
Social rent15%

vs. London

Income vs London+9.3%
Price vs London-3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
12
Borough approval rate
82%
Historic landfill (400m)
1
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)
6
Largest scheme
349 homes · Kimberley Industrial Estate & Billet Works, Kimberley Industrial Estate & Billet Works, Billet Road, Walthamstow, E17 5DZ
Pipeline pressure
NONE

Named schemes (500m)

EX WALTHAMSTOW BUS GARAGE, 141, EX WALTHAMSTOW BUS GARAGE, 141, CHINGFORD ROAD, E1783 homes
completed
Garages Rear Of 2 To 56, Garages Rear Of 2 To 56, Cecil Road, Walthamstow, E1713 homes
completed
Garages Site : Rear of 1 To 11, Garages Site : Rear of 1 To 11, Penrhyn Grove, Walthamstow, E1710 homes
completed
27-29, 27-29, Pennant Terrace, Walthamstow, E17 5BD2 homes
completed
Carr Road Post Office, 143, Carr Road Post Office, 143, Carr Road, Walthamstow, E17 5EP2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£500,000)

£12,500

Standard buyer

£3,750

First-time buyer

Save £8,750

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 5AZ

Full postcodeE17 5AZ
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardChapel End
Latitude51.596827
Longitude-0.021852
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