Chapel End · Waltham Forest · Walthamstow constituency · 51.59790, -0.02420

E17 5BT— Chapel End, Waltham Forest

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

The family fortress

 

Schools 100%Safety 77/100Transport 16/100Low yield 3.36%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
54
Safety
77
Schools
60
Transport
16
Environment
75
Investment
42

The bottom line

E17 5BT offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — 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 5BT

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 5BT

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E17 5BT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Walthamstow Primary Academy

Not yet inspected · 3 min walk

KS2: 105.6

—

Secondary

Walthamstow Academy

Not yet inspected · 2 min walk

P8: +0.52A8: 52.6

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 20 min walk

8 primaries · 1 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 · 961m

Crime is 16% below London average

Property

Prices, sales volume and market trends

Avg floor area85 m²

EPC breakdown

C
2%
D
4%
E
1%

Based on 7 properties · Confidence: low

Street mix

Terraced 88%Flat 13%

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£212,500
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, 50 mm loft insulation
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

1997–2023 · CAGR

+10.4%

Total change

+1216%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.5%

per year

Acceleration

+74.64

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 8 sales

Property Type Mix

Total: 8 sales

Terraced87.5%
Flat/maisonette12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£54k£91k+70.1%1
Post-dot-com plateau2001–2003£132k£190k+43.9%1
GFC & correction2008–2008£250k£250k+0%1
Help-to-Buy recovery2016–2016£550k£550k+0%1
Brexit uncertainty2017–2017£450k£450k+0%1
Rate-rise correction2023–2023£704k£704k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
20.3 min walk
Walthamstow Central→ Liverpool Street· 4 tph
19 min

Nearby stations

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

35

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

3.4 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 park225m
Santander docks (800m)0
Nearest cycle dock3.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed456 Mbps
Median download431 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 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: 9.0 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 70%
More green space than 97% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.3 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

1 min walk

52%

Recommend GP

52%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Tavern On The Hill (753 m)

Nearest supermarketCo-op Food · 267 m
2 tennis courts1 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)

199m

Post office

Nearby shops

Luks Minimarket198 m
Raji Local202 m
Priory News424 m
Wins Local Food & Wine659 m

Nearby cafes

Monoux 2 Coffee House183 m
La Delice in the Park530 m
SiGiBi622 m
Monoux Coffee House629 m

Nearby restaurants

Hotwings428 m
O' Cha Thai482 m
AFC622 m
Monoux Fish Bar629 m

Nearby pubs

The Tavern On The Hill753 m
The Bell986 m
The Lord Palmerston1.1 km
Ye Olde Rose and Crown1.2 km

Nearby gyms

Better Gym Walthamstow Stadium843 m
Goals1.0 km

Nearby pharmacies

Morrisons Pharmacy1.1 km

Nearby health

GP CTS1.1 km
Ching Way Medical Practice1.1 km
Food hygiene (5-star)42% of 24

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BROTHERSTON LTD

Investment

Investment grade, yield and market outlook

42

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

25.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route12,521m
Crossrail 2 route2,671m

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)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
11
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)
3
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)

Kimberley Industrial Estate & Billet Works, Kimberley Industrial Estate & Billet Works, Billet Road, Walthamstow, E17 5DZ349 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
2, 2, Monoux Grove, Walthamstow, E17 5BS1 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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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 5BT

Full postcodeE17 5BT
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardChapel End
Latitude51.597901
Longitude-0.024202
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