Chapel End · Waltham Forest · Walthamstow constituency · 51.59662, -0.02410

E17 5BZ— Chapel End, Waltham Forest

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

The family fortress

 

Schools 67%Safety 72/100Transport 18/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
48
Safety
72
Schools
40
Transport
18
Environment
69
Investment
33

The bottom line

E17 5BZ offers 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.

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Location

E17 5BZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.9% vs London avg
vs London crime+28.0% vs London avg

Deep-dive guides for E17 5BZ

🛡️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 5BZ 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 14 schools within 1.5km

Below London average

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

83.1 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 235.9%

+22% vs borough

Crime by type

Violence & sexual offences28%
Other24%
Anti-social behaviour21%
Vehicle crime13%
Burglary6%
Drug offences4%
Theft3%
Robbery1%

Stop & search

0.8

per 1,000 residents

→ Stable

trend

Road safety

97

Road safety score

3

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 831m

Crime is +28% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£9,885/m²
Price per ft²£918/ft²
Avg floor area79.6 m²

EPC breakdown

C
6%
D
24%
E
3%

Based on 33 properties · Confidence: high

Street mix

Semi 9%Terraced 89%Flat 2%

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£199,000
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

1995–2024 · CAGR

+9%

Total change

+1108%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.9%

per year

Acceleration

+8.30

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 51 sales

Property Type Mix

Total: 51 sales

Semi-detached7.8%
Terraced92.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£74k+29.8%2.7
Post-dot-com plateau2001–2004£130k£211k+62.3%3.3
Pre-crash peak2005–2007£199k£274k+37.7%2.3
GFC & correction2008–2012£187k£250k+33.7%2.7
Help-to-Buy recovery2013–2016£250k£454k+81.6%1
Brexit uncertainty2017–2019£492k£200k-59.3%1
Rate-rise correction2022–2023£738k£683k-7.4%1.5
Current market2024–2024£689k£689k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
8.6%
District
9%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
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
18.6 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
Blackhorse Road Underground StationVictoria
20 min walk
Blackhorse Road Rail StationSuffragette
20 min walk
No bus stops within 400m

34

Walkability score

35

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)

2

EV chargers (800m)

Nearest car park367m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Bedford Road Car Park· yes
704m

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: 8.9 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.2 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

6

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

111

Parks (1km)

6

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Tavern On The Hill (749 m)

Nearest supermarketCo-op Food · 391 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)

58m

Post office

Nearby shops

Raji Local62 m
Priory News308 m
Luks Minimarket331 m
Wins Local Food & Wine519 m

Nearby cafes

Monoux 2 Coffee House320 m
La Delice in the Park400 m
Monoux Coffee House629 m
SiGiBi636 m

Nearby restaurants

Hotwings517 m
O' Cha Thai580 m
Monoux Fish Bar631 m
AFC636 m

Nearby pubs

The Tavern On The Hill749 m
The Bell863 m
Arubar Lounge919 m
The Lord Palmerston971 m

Nearby gyms

Better Gym Walthamstow Stadium947 m

Nearby pharmacies

Waterman Pharmacy987 m
Food hygiene (5-star)33% of 33

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

3GINIS LTD
ADVANCED ORTHOPAEDIC SOLUTIONS LTD
DINO FRAME&GLASS INSTALLATION LTD
INCLUSIVE THERAPY EAST LTD
SAM DID THIS LIMITED

+1 more

Investment

Investment grade, yield and market outlook

33

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

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

4/100

Velocity score

Future outlook

30.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route12,396m
Crossrail 2 route2,623m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,831 nationally

2,588

Est. population

9,028/km²

65%

Employed

46%

Degree educated

£37,000

Median income

8.0%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

29%
26%
25%
13%
Under 1830%
18–3426%
35–4925%
50–6413%
65+7%

Tenure

13%
37%
14%
29%
Own outright13%
Own (mortgage)37%
Private rent14%
Social rent29%
Shared ownership6%
Rent free1%

Ethnicity

32%
18%
16%
18%
White British32%
White Other18%
Asian16%
Black18%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine19%
No car household36%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent29%
Private rent14%

vs. London

Income vs London-11.9%

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)
9
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, 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, PRIORY COURT ESTATE, SOUTH COUNTESS ROAD, E17 5LX10 homes
completed
Garages Site : Rear of 1 To 11, Garages Site : Rear of 1 To 11, Penrhyn Grove, Walthamstow, E1710 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

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Key facts for E17 5BZ

Full postcodeE17 5BZ
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardChapel End
Latitude51.596622
Longitude-0.024099
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