William Morris · Waltham Forest · Walthamstow constituency · 51.59227, -0.02388

E17 5HD— William Morris, Waltham Forest

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

London's quiet achiever

 

Schools 50%Safety 78/100Transport 24/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
60
Safety
78
Schools
30
Transport
24
Environment
68
Investment
38

The bottom line

E17 5HD offers low crime and fast broadband — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

E17 5HD

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 5HD

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

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“London's quiet achiever”

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How E17 5HD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

The Winns Primary School

Not yet inspected · 1 min walk

KS2: 106.0

—

Secondary

Walthamstow Academy

Not yet inspected · 10 min walk

P8: +0.52A8: 52.6

50% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Church Hill Nursery School

Not inspected · 14 min walk

9 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 443m

Crime is 35% 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£7,643/m²
Price per ft²£710/ft²
Avg floor area68.1 m²

EPC breakdown

C
19%
D
25%
E
1%

Based on 45 properties · Confidence: high

Street mix

Terraced 14%Flat 87%

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£170,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.2%

Total change

+975%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.0%

per year

Acceleration

+13.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 87 sales

Property Type Mix

Total: 87 sales

Terraced14.9%
Flat/maisonette85.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£90k+74.1%3.3
Post-dot-com plateau2001–2004£110k£137k+24.3%4
Pre-crash peak2005–2007£164k£225k+37.2%4.3
GFC & correction2008–2012£175k£230k+31.6%1.6
Help-to-Buy recovery2013–2016£205k£416k+102.9%1.8
Brexit uncertainty2017–2019£420k£468k+11.4%2
Pandemic surge2020–2021£445k£487k+9.4%2.5
Rate-rise correction2022–2023£448k£486k+8.6%2.5
Current market2024–2025£490k£559k+14%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Weakest performer

Terraced

+0.2% alpha

Flat/maisonette+1.2% α
Local
8.8%
District
7.6%
Terraced+0.2% α
Local
6.4%
District
6.2%

CAGR over 27yr 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
12.9 min walk
Walthamstow Central→ Liverpool Street· 4 tph
19 min

Nearby stations

Walthamstow Central Underground StationVictoria
13 min walk
Walthamstow Central Rail StationWeaver
13 min walk
Walthamstow CentralNational Rail
13 min walk
Walthamstow Queens Road Rail StationSuffragette
15 min walk
Blackhorse Road Underground StationVictoria
17 min walk
No bus stops within 400m

38

Walkability score

78

Footpaths (500m)

0

Santander docks (800m)

3.0 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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park314m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Bedford Road Car Park· yes
337m
🅿️
Town Hall Car Park· yes
645m

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 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: 8.5 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 70%
More green space than 88% 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

DR SHANTIR PRACTICE

354-358 FOREST ROAD, WALTHAMSTOW, E17 5JL

4 min walk

56%

Recommend GP

56%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.2 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

79

Parks (1km)

28

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Bell (529 m)

Nearest supermarketCo-op Food · 856 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

1

Libraries (1km)

1

Cinemas (2km)

430m

Post office

Nearby shops

Wins Local Food & Wine106 m
Lightning Food and Wine214 m
Priory News325 m
Raji Local427 m

Nearby cafes

La Delice in the Park231 m
Tommy's Tuc Inn Cafe243 m
Deeney's Cafe277 m
Craftworks476 m

Nearby restaurants

Quattro Stagioni234 m
Five Star Fish Bar297 m
Le Delice in the Park317 m
Little Franco458 m

Nearby pubs

The Bell529 m
Ye Olde Rose and Crown554 m
Arubar Lounge580 m
The Lord Palmerston588 m

Nearby gyms

Waltham Forest Feel Good Centre752 m
The Gym Group898 m

Nearby pharmacies

Waterman Pharmacy611 m
Boots1.0 km
Food hygiene (5-star)35% of 103

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

COHERE PARTNERS LIMITED
EASE CLOTHING LIMITED

Investment

Investment grade, yield and market outlook

38

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 score25/100
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

52.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,966m
Crossrail 2 route2,504m

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
Yes
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
2
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)
9
Largest scheme
83 homes · EX WALTHAMSTOW BUS GARAGE, 141, EX WALTHAMSTOW BUS GARAGE, 141, CHINGFORD ROAD, E17
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

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Key facts for E17 5HD

Full postcodeE17 5HD
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWilliam Morris
Latitude51.592266
Longitude-0.023884
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