Chapel End · Waltham Forest · Walthamstow constituency · 51.59858, -0.01866

E17 5BL— Chapel End, Waltham Forest

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

The family fortress

 

Schools 67%Safety 77/100Transport 17/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
51
Safety
77
Schools
40
Transport
17
Environment
74
Investment
34

The bottom line

E17 5BL offers low crime and fast broadband — strong value for Families and Owner-occupiers 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 5BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for E17 5BL

🛡️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 5BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

Chapel End Junior Academy

Not yet inspected · 4 min walk

KS2: 103.8

—

Secondary

Walthamstow Academy

Not yet inspected · 5 min walk

P8: +0.52A8: 52.6

67% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 20 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

54.6 incidents per 1,000 residents

Better than 59% of London
↑ Rising 326.1%

-20% vs borough

Crime by type

Other32%
Violence & sexual offences23%
Anti-social behaviour17%
Vehicle crime11%
Burglary11%
Drug offences3%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.2km

Crime is 16% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£7,765/m²
Price per ft²£721/ft²
Avg floor area84.8 m²

EPC breakdown

B
1%
C
3%
D
7%
E
2%

Based on 13 properties · Confidence: medium

Street mix

Terraced 78%Flat 19%Other 4%

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£212,000
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

1995–2025 · CAGR

+8.4%

Total change

+1020%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.3%

per year

Acceleration

+36.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 26 sales

Property Type Mix

Total: 26 sales

Terraced80.8%
Flat/maisonette19.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£139k+133.6%1.8
Post-dot-com plateau2001–2003£144k£205k+42.9%1.5
Pre-crash peak2005–2007£214k£245k+14.5%1
GFC & correction2011–2012£229k£250k+9.2%1
Help-to-Buy recovery2013–2016£385k£520k+35.1%1
Brexit uncertainty2017–2019£535k£518k-3.3%1
Pandemic surge2021–2021£500k£500k+0%1
Current market2025–2025£666k£666k+0%4

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+8.3% alpha

Weakest performer

Terraced

+0.2% alpha

Flat/maisonette+8.3% α
Local
17.2%
District
8.9%
Terraced+0.2% α
Local
8.8%
District
8.6%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

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

Nearby stations

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

36

Walkability score

64

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)

2

EV chargers (800m)

Nearest car park434m
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 waterLOW
Low
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: 9.2 km away✗ Not Green Belt✗ Not AONB52% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.7 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

5 min walk

52%

Recommend GP

52%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

134

Parks (1km)

4

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Bell (932 m)

Nearest supermarketCo-op Food · 567 m
2 tennis courts6 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)

449m

Post office

Nearby shops

Raji Local449 m
Luks Minimarket493 m
Lifestyle Express526 m
Priory News732 m

Nearby cafes

SiGiBi242 m
Monoux Coffee House271 m
Monoux 2 Coffee House468 m
Hugs w Mugs Cafe591 m

Nearby restaurants

O' Cha Thai239 m
AFC244 m
Monoux Fish Bar266 m
Curry in a Hurry781 m

Nearby pubs

The Bell932 m
Arubar Lounge980 m
Ye Olde Rose and Crown1.2 km

Nearby gyms

Arsenal Football Club Youth Academy553 m
Better Gym Walthamstow Stadium569 m
Wadham Lodge Sports Ground609 m
Waltham Forest Feel Good Centre687 m

Nearby pharmacies

Morrisons Pharmacy1.0 km
Food hygiene (5-star)52% of 29

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

POPOV FIX LTD
RIVERSIDE STUDIOS HACKNEY LTD

Investment

Investment grade, yield and market outlook

34

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

39.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,756m
Crossrail 2 route3,054m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,082 nationally

1,796

Est. population

14,400/km²

66%

Employed

42%

Degree educated

£45,900

Median income

6.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

54

Community stability

Age profile

30%
18%
25%
19%
Under 1830%
18–3418%
35–4925%
50–6419%
65+9%

Tenure

27%
39%
15%
17%
Own outright27%
Own (mortgage)39%
Private rent15%
Social rent17%
Shared ownership2%

Ethnicity

41%
19%
14%
14%
White British41%
White Other19%
Asian14%
Black14%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine17%
No car household26%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Social rent17%
Private rent15%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
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)
7
Largest scheme
294 homes · Walthamstow Greyhound Stadium, 300, Walthamstow Greyhound Stadium, 300, Chingford Road, Chingford, E4 8SL
Pipeline pressure
NONE

Named schemes (500m)

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
Garages at, Garages at, Evesham Avenue, Walthamstow, E17 4NJ8 homes
completed
266, 266, Chingford Road, E17 4PJ7 homes
completed
290, 290, Chingford Road, E177 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 5BL

Full postcodeE17 5BL
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardChapel End
Latitude51.598580
Longitude-0.018657
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