William Morris · Waltham Forest · Walthamstow constituency · 51.59583, -0.02627

E17 5BD— William Morris, Waltham Forest

Location and area intelligence for E17 5BD, William Morris, Waltham Forest

The family fortress

 

Schools 100%Safety 78/100Transport 18/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
57
Safety
78
Schools
60
Transport
18
Environment
69
Investment
37

The bottom line

E17 5BD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E17 5BD 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 5BD meets your needs.

Location

E17 5BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.8% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for E17 5BD

🛡️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 5BD with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E17 5BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

The Winns Primary School

Not yet inspected · 4 min walk

KS2: 106.0

—

Secondary

Walthamstow Academy

Not yet inspected · 5 min walk

P8: +0.52A8: 52.6

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.0 incidents per 1,000 residents

Better than 69% of London
↑ Rising 186.7%

from a low base — still below London average

-38% vs borough

Crime by type

Anti-social behaviour22%
Violence & sexual offences20%
Vehicle crime19%
Other15%
Drug offences8%
Theft8%
Robbery6%
Burglary2%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 699m

Crime is 35% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£9,615/m²
Price per ft²£893/ft²
Avg floor area66.7 m²

EPC breakdown

C
9%
D
10%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Terraced 29%Flat 71%

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£166,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+10.5%

Total change

+1700%

Market Activity

Price Velocity & Acceleration

Current Velocity

+125.0%

per year

Acceleration

+131.98

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £50k–£75k · 33 sales

Property Type Mix

Total: 33 sales

Terraced30.3%
Flat/maisonette69.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£50k£70k+40%1.5
Post-dot-com plateau2001–2004£111k£178k+61.1%2.2
Pre-crash peak2005–2007£200k£230k+15%2
GFC & correction2008–2012£240k£212k-11.7%1
Help-to-Buy recovery2016–2016£365k£365k+0%1
Brexit uncertainty2017–2019£458k£473k+3.3%1.5
Pandemic surge2020–2021£410k£430k+4.9%1
Current market2024–2025£400k£900k+125%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
14.9%
District
14.2%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing4
Trend Position10

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

Nearby stations

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

30

Walkability score

25

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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park276m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Bedford Road Car Park· yes
716m

Connectivity

Broadband and mobile coverage

96%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed482 Mbps
Median download444 Mbps
Superfast coverage96%
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 AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.0 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

3 min walk

52%

Recommend GP

52%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

95

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Tavern On The Hill (607 m)

Nearest supermarketCo-op Food · 438 m
2 tennis courts

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)

174m

Post office

Nearby shops

Priory News156 m
Raji Local176 m
Luks Minimarket403 m
Wins Local Food & Wine429 m

Nearby cafes

Monoux 2 Coffee House403 m
La Delice in the Park435 m
Rose Hill Cafe586 m
Deeney's Cafe653 m

Nearby restaurants

Hotwings495 m
Phoenix585 m
Food Express624 m
Quattro Stagioni664 m

Nearby pubs

The Tavern On The Hill607 m
Prince of Wales782 m
The Lord Palmerston831 m
The Bell894 m

Nearby pharmacies

Waterman Pharmacy845 m
Food hygiene (5-star)37% of 30

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

E

High street health

Registered businesses

BRITANIA ICE CREAM LTD

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

44.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route12,252m
Crossrail 2 route2,451m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,729 nationally

2,047

Est. population

19,143/km²

76%

Employed

63%

Degree educated

£43,600

Median income

5.2%

Claimant rate

SuburbanVery high densityEstablished mixed

45

Community stability

Age profile

25%
27%
31%
Under 1825%
18–3427%
35–4931%
50–6412%
65+5%

Tenure

14%
41%
27%
17%
Own outright14%
Own (mortgage)41%
Private rent27%
Social rent17%
Shared ownership1%
Rent free0%

Ethnicity

48%
18%
White British48%
White Other18%
Asian12%
Black9%
Mixed10%
Other3%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine13%
No car household50%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent27%
Social rent17%

vs. London

Income vs London+3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
9
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)
4
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)

PRIORY COURT ESTATE (PHASE 2), PRIORY COURT ESTATE (PHASE 2), SOUTH COUNTESS ROAD, E17 5LX56 homes
completed
PRIORY COURT ESTATE, PRIORY COURT ESTATE, SOUTH COUNTESS ROAD, E1723 homes
completed
SITE X, 450 PRIORY COURT ESTATE, SITE X, 450 PRIORY COURT ESTATE, PRIORY COURT, E1722 homes
completed
PRIORY COURT ESTATE (PHASE 1), PRIORY COURT ESTATE (PHASE 1), SOUTH COUNTESS ROAD, E1714 homes
completed
PRIORY COURT ESTATE, PRIORY COURT ESTATE, SOUTH COUNTESS ROAD, E17 5LX10 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 5BD? 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 5BD.
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 5BD

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

No spam. Unsubscribe anytime.

Key facts for E17 5BD

Full postcodeE17 5BD
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWilliam Morris
Latitude51.595831
Longitude-0.026270
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