William Morris · Waltham Forest · Walthamstow constituency · 51.59023, -0.03069

E17 5LN— William Morris, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 75/100Transport 31/100Low yield 2.70%

Best for: Families

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Car-dependent area — limited public transport

Liveability
59
Safety
75
Schools
60
Transport
31
Environment
61
Investment
42

The bottom line

E17 5LN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £645,000 median — strong value for Families who can accept its trade-offs.

The catch: 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

E17 5LN

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+24.0% vs London avg
vs London income+3.8% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for E17 5LN

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How E17 5LN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hillyfield Primary Academy

Not yet inspected · 5 min walk

KS2: 108.4

—

Secondary

Willowfield School

Not yet inspected · 10 min walk

P8: +0.01A8: 48.9

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.3 incidents per 1,000 residents

Better than 51% of London
↑ Rising 290.9%

-7% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour22%
Other22%
Vehicle crime9%
Theft6%
Burglary5%
Drug offences4%
Robbery2%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 138m

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

£645,000

Median sale price

Above London median by 24%

£645,000 is 24% above the London median (£520,000)

+20.5%

This year

Terraced

Dominant type

Price history

5-year change
+13.2%
Sales (24 months)8
New build0.0%
Avg semi-detached£830,000
Avg terraced£570,000
Price per m²£7,809/m²
Price per ft²£725/ft²
Avg floor area83.8 m²

EPC breakdown

C
22%
D
48%
E
3%
F
1%

Based on 74 properties · Confidence: high

Street mix

Semi 7%Terraced 93%

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£19,750
First-time buyerFTB
£19,750
Additional propertyBTL/2nd
£39,100

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

14.8×

Price-to-income

£3,227/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£209,500
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.3%

Total change

+1088%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.9%

per year

Acceleration

+44.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 109 sales

Property Type Mix

Total: 109 sales

Semi-detached7.3%
Terraced92.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£106k+89.7%4.3
Post-dot-com plateau2001–2004£125k£178k+42.1%5.5
Pre-crash peak2005–2007£170k£240k+41.2%2.3
GFC & correction2008–2012£200k£178k-11.2%2.5
Help-to-Buy recovery2013–2016£250k£515k+106%2.8
Brexit uncertainty2017–2019£445k£555k+24.7%3.7
Pandemic surge2020–2021£538k£570k+6%4.5
Rate-rise correction2022–2022£632k£632k+0%5
Current market2024–2026£720k£665k-7.6%2.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
8.3%
District
8.6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing1
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
Blackhorse Road Underground StationVictoria line
9.8 min walk
St James Street (London)

Nearby stations

Blackhorse Road Underground StationVictoria
10 min walk
Blackhorse Road Rail StationSuffragette
10 min walk
St James Street (London) Rail StationWeaver
13 min walk
St James Street (London)National Rail
13 min walk
Walthamstow Queens Road Rail StationSuffragette
14 min walk
No bus stops within 400m

36

Walkability score

68

Footpaths (500m)

0

Santander docks (800m)

2.9 km

Nearest cycle dock

Central London commute times

London Bridge56 min ↑
Victoria ★47 min
Waterloo54 min ↑
Canary Wharf61 min ↑
City51 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

5

Car parks (800m)

6

EV chargers (800m)

Nearest car park418m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Bedford Road Car Park· yes
781m

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: 8.0 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.5 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

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

2

Convenience

Nearest supermarketAsda · 917 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

0

Libraries (1km)

1

Cinemas (2km)

753m

Post office

Nearby shops

Piekarnia Bakery220 m
Shamas Food Store302 m
Millenium Food & Wine407 m
JB Food and Wine414 m

Nearby cafes

Net Plus Cafe148 m
Spring Cafe327 m
Cake & Cafe434 m
Temptations Milkshake & Ice Cream Bar491 m

Nearby restaurants

Jasmine's Kitchen Indian Restaurant85 m
Sasi's Sri Lankan & South Indian Restaurant95 m
Oriental Kitchen99 m
Forest Kebab137 m

Nearby pubs

The Lord Palmerston163 m
Forest Wines498 m
Prince of Wales534 m
Big Penny Social754 m

Nearby gyms

Yonder The Studio706 m
Yonder Climbing714 m
The Gym Group880 m
Dench Fitness1.1 km

Nearby pharmacies

Waterman Pharmacy165 m
Boots946 m

Nearby health

St James Medical Practice1.2 km
Food hygiene (5-star)38% of 71

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

BOB BORISOV CONSTRUCTION LTD
DRYLINING&SFS SPECIALIST LTD
KERNOW CONSULTING LIMITED
SNK EXPRESS LTD
SOCKSISTERS LTD

+3 more

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.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months4

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

33/100

Velocity score

Future outlook

52.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,558m
Crossrail 2 route2,004m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,597 nationally

2,038

Est. population

24,628/km²

64%

Employed

46%

Degree educated

£43,600

Median income

7.6%

Claimant rate

SuburbanVery high densityEstablished mixed

43

Community stability

Age profile

25%
22%
29%
15%
Under 1825%
18–3422%
35–4929%
50–6415%
65+9%

Tenure

23%
29%
32%
15%
Own outright23%
Own (mortgage)29%
Private rent32%
Social rent15%
Shared ownership1%

Ethnicity

28%
22%
24%
15%
White British28%
White Other22%
Asian24%
Black15%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine18%
No car household46%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Private rent32%
Social rent15%

vs. London

Income vs London+3.8%
Price vs London+24.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
10
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)
8
Largest scheme
241 homes · The Paper Mill Site, 24, The Paper Mill Site, 24, Sutherland Road, Walthamstow, E17 6BH
Pipeline pressure
NONE

Named schemes (500m)

WALTHAMSTOW FOOTBALL GROUND, WALTHAMSTOW FOOTBALL GROUND, GREEN POND ROAD, E17 6EN159 homes
completed
87-97A, 87-97A, HIGHAM HILL ROAD, E17104 homes
completed
PRIORY COURT ESTATE (PHASE 2), PRIORY COURT ESTATE (PHASE 2), SOUTH COUNTESS ROAD, E17 5LX56 homes
completed
47, 47, Gainsford Road, Walthamstow, E17 6QB45 homes
completed
BLOCKS P & Q, PRIORY COURT ESTATE, BLOCKS P & Q, PRIORY COURT ESTATE, PRIORY COURT, SOUTH COUNTESS ROAD, E1743 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 (£645,000)

£19,750

Standard buyer

£19,750

First-time buyer

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 5LN

Full postcodeE17 5LN
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWilliam Morris
Latitude51.590231
Longitude-0.030685
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