William Morris · Waltham Forest · Walthamstow constituency · 51.59119, -0.02470

E17 5LB— William Morris, Waltham Forest

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

The family fortress

 

Schools 50%Safety 78/100Transport 26/100Yield 3.64%

Best for: Families

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

Liveability
58
Safety
78
Schools
90
Transport
26
Environment
68
Investment
45

The bottom line

E17 5LB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £477,500 median — 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 5LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-8.2% vs London avg
vs London income+3.8% vs London avg
vs London crime-27.0% vs London avg

Deep-dive guides for E17 5LB

🛡️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 5LB 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 · 2 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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 13 min walk

7 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 329m

Crime is 27% below London average

Property

2 Jul

Prices, sales volume and market trends

£477,500

Median sale price

8% below London median

£477,500 is 8% below the London median (£520,000)

-2.5%

This year

Flat

Dominant type

Price history

5-year change
+1.6%
Sales (24 months)8
New build0.0%
Avg terraced£520,250
Avg flat£465,000
Price per m²£8,025/m²
Price per ft²£746/ft²
Avg floor area60.8 m²

EPC breakdown

C
27%
D
33%
E
6%

Based on 66 properties · Confidence: high

Street mix

Terraced 5%Flat 95%

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

Stamp duty

Standard buyer£11,375
First-time buyerFTB
£2,625
Additional propertyBTL/2nd
£25,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.0×

Price-to-income

£2,389/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£152,000
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)
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

1997–2026 · CAGR

+7.8%

Total change

+793%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.3%

per year

Acceleration

-27.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 111 sales

Property Type Mix

Total: 111 sales

Terraced5.4%
Flat/maisonette94.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£52k£83k+59.6%5.8
Post-dot-com plateau2001–2004£97k£148k+53.4%5.5
Pre-crash peak2005–2007£142k£199k+40.1%3
GFC & correction2008–2012£160k£147k-8.1%2
Help-to-Buy recovery2013–2016£260k£370k+42.4%5
Brexit uncertainty2017–2018£400k£383k-4.4%1
Pandemic surge2020–2021£556k£470k-15.5%3.5
Rate-rise correction2022–2023£484k£441k-8.9%4.5
Current market2024–2026£400k£464k+16.1%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Flat/maisonette+1.2% α
Local
8.7%
District
7.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position75

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

Nearby stations

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

40

Walkability score

74

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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park346m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Bedford Road Car Park· yes
363m
🅿️
Town Hall Car Park· yes
690m

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

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.9 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

2 min walk

56%

Recommend GP

56%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

63

Parks (1km)

33

Restaurants (800m)

18

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Lord Palmerston (470 m)

Nearest supermarketLidl · 796 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)

553m

Post office

Nearby shops

Wins Local Food & Wine103 m
Lightning Food and Wine126 m
Priory News398 m
Millenium Food & Wine418 m

Nearby cafes

Tommy's Tuc Inn Cafe217 m
Deeney's Cafe314 m
La Delice in the Park353 m
Forest Cafe414 m

Nearby restaurants

Quattro Stagioni175 m
Five Star Fish Bar300 m
Le Delice in the Park340 m
Taste of Tennessee398 m

Nearby pubs

The Lord Palmerston470 m
Ye Olde Rose and Crown481 m
The Bell546 m
Arubar Lounge590 m

Nearby gyms

The Gym Group789 m

Nearby pharmacies

Waterman Pharmacy494 m
Boots931 m
Food hygiene (5-star)33% of 127

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

SFAHM LTD
SJH CAPITAL LIMITED
TOOLS OF FUTURE COOL LTD

Investment

Investment grade, yield and market outlook

45

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

46

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,834m
Crossrail 2 route2,429m

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%
Price vs London-8.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
4
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)
14
Largest scheme
159 homes · WALTHAMSTOW FOOTBALL GROUND, WALTHAMSTOW FOOTBALL GROUND, GREEN POND ROAD, E17 6EN
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£477,500)

£11,375

Standard buyer

£2,625

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 5LB

Full postcodeE17 5LB
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWilliam Morris
Latitude51.591192
Longitude-0.024696
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