William Morris · Waltham Forest · Walthamstow constituency · 51.59083, -0.02217

E17 5EH— William Morris, Waltham Forest

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

The family fortress

 

Schools 50%Safety 78/100Transport 27/100Low yield 3.36%⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
56
Safety
78
Schools
90
Transport
27
Environment
68
Investment
44

The bottom line

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

The catches: high noise levels nearby; 53 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E17 5EH

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-27.0% vs London avg

Deep-dive guides for E17 5EH

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E17 5EH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Greenleaf Primary School

Good · Inspected Jul 2022 · 3 min walk

KS2: 108.9

—

Secondary

Walthamstow Academy

Not yet inspected · 12 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 · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.2 incidents per 1,000 residents

Better than 65% of London
↑ Rising 328.6%

from a low base — still below London average

-31% vs borough

Crime by type

Violence & sexual offences24%
Anti-social behaviour22%
Other21%
Vehicle crime12%
Burglary7%
Robbery6%
Theft4%
Drug offences3%

Road safety

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 477m

Crime is 27% below London average

Property

Prices, sales volume and market trends

Avg floor area80.2 m²

EPC breakdown

C
2%
D
3%

Based on 5 properties · Confidence: low

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£200,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
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

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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

Nearby stations

Walthamstow Central Underground StationVictoria
11 min walk
Walthamstow Central Rail StationWeaver
11 min walk
Walthamstow CentralNational Rail
11 min walk
Walthamstow Queens Road Rail StationSuffragette
13 min walk
St James Street (London) Rail StationWeaver
17 min walk
No bus stops within 400m

48

Walkability score

98

Footpaths (500m)

0

Santander docks (800m)

2.9 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

7

Car parks (800m)

1

EV chargers (800m)

Nearest car park188m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Bedford Road Car Park· yes
188m
🅿️
Town Hall Car Park· yes
517m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.4 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 70%
More green space than 87% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.1 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

DR SHANTIR PRACTICE

354-358 FOREST ROAD, WALTHAMSTOW, E17 5JL

4 min walk

56%

Recommend GP

56%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.1 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)

42

Restaurants (800m)

23

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

2

Convenience

Nearest supermarketLidl · 738 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

1

Cinemas (2km)

601m

Post office

Nearby shops

Lightning Food and Wine104 m
Wins Local Food & Wine258 m
Millenium Food & Wine469 m
Priory News524 m

Nearby cafes

Tommy's Tuc Inn Cafe44 m
Deeney's Cafe151 m
Forest Cafe280 m
Cafe Aroma287 m

Nearby restaurants

Quattro Stagioni63 m
Five Star Fish Bar121 m
Le Delice in the Park165 m
Little Franco261 m

Nearby pubs

Ye Olde Rose and Crown360 m
The Bell366 m
Arubar Lounge411 m
The Lord Palmerston605 m

Nearby gyms

Waltham Forest Feel Good Centre686 m
Forest YMCA723 m
The Gym Group732 m

Nearby pharmacies

Waterman Pharmacy632 m
Boots898 m
Food hygiene (5-star)39% of 155

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

JOSEPHADE COMPANY LIMITED

Investment

Investment grade, yield and market outlook

44

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

29.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,876m
Crossrail 2 route2,597m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,478 nationally

1,907

Est. population

17,879/km²

71%

Employed

56%

Degree educated

£43,600

Median income

6.1%

Claimant rate

SuburbanVery high densityEstablished mixed

46

Community stability

Age profile

22%
28%
28%
16%
Under 1822%
18–3428%
35–4928%
50–6416%
65+7%

Tenure

16%
38%
26%
19%
Own outright16%
Own (mortgage)38%
Private rent26%
Social rent19%
Shared ownership1%

Ethnicity

39%
18%
19%
White British39%
White Other18%
Asian19%
Black11%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine16%
No car household47%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent26%
Social rent19%

vs. London

Income vs London+3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
15
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)
1

Housing pipeline (800m)

Homes approved
2
Under construction
2
Completed (3yr)
19
Largest scheme
121 homes · Former Arcade Site, Former Arcade Site, Hoe Street, Walthamstow, E17 4QG
Pipeline pressure
LOW

Named schemes (500m)

EX WALTHAMSTOW BUS GARAGE, 141, EX WALTHAMSTOW BUS GARAGE, 141, CHINGFORD ROAD, E1783 homes
completed
1A, 1A, Greenleaf Road, Walthamstow, E17 6QQ10 homes
completed
66-68, 66-68, Hoe Street, Walthamstow, E17 4PG9 homes
completed
91-93, 91-93, Hoe Street, Walthamstow, E179 homes
completed
65, 65, Jewel Road, Walthamstow, E17 4QU6 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

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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 5EH

Full postcodeE17 5EH
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWilliam Morris
Latitude51.590825
Longitude-0.022171
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