William Morris · Waltham Forest · Walthamstow constituency · 51.59136, -0.03029

E17 5LP— William Morris, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 74/100Transport 30/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
56
Safety
74
Schools
60
Transport
30
Environment
61
Investment
33

The bottom line

E17 5LP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 5LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.8% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for E17 5LP

🛡️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 5LP 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 · 4 min walk

KS2: 108.4

—

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

Low Hall Nursery School

Outstanding · 18 min walk

8 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

69.6 incidents per 1,000 residents

Higher crime than 53% of London
↑ Rising 241.2%

+3% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour22%
Other20%
Vehicle crime14%
Drug offences7%
Burglary3%
Theft2%
Robbery2%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 204m

Crime is +7% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,413/m²
Price per ft²£596/ft²
Avg floor area78.5 m²

EPC breakdown

B
12%
C
19%
D
14%
E
4%

Based on 49 properties · Confidence: high

Street mix

Semi 14%Terraced 46%Flat 38%Other 3%

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£196,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, with external insulation
RoofPitched, 200 mm loft insulation
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

1995–2025 · CAGR

+7.7%

Total change

+838%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.4%

per year

Acceleration

+2.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached13.9%
Terraced47.2%
Flat/maisonette38.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£52k£79k+53.4%2
Post-dot-com plateau2001–2004£139k£190k+36.7%2
Pre-crash peak2005–2007£189k£268k+41.8%1
GFC & correction2010–2010£250k£250k+0%1
Help-to-Buy recovery2014–2014£349k£349k+0%2
Brexit uncertainty2017–2017£505k£505k+0%2
Pandemic surge2020–2021£460k£535k+16.3%5
Rate-rise correction2022–2022£501k£501k+0%2
Current market2024–2025£485k£483k-0.4%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Weakest performer

Terraced

-2.3% alpha

Flat/maisonette+0.1% α
Local
1.3%
District
1.2%
Terraced-2.3% α
Local
15.6%
District
17.9%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position100

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
10.8 min walk
St James Street (London)

Nearby stations

Blackhorse Road Underground StationVictoria
11 min walk
Blackhorse Road Rail StationSuffragette
12 min walk
St James Street (London) Rail StationWeaver
15 min walk
St James Street (London)National Rail
15 min walk
Walthamstow Central Underground StationVictoria
15 min walk
No bus stops within 400m

34

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

3.0 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

4

Car parks (800m)

4

EV chargers (800m)

Nearest car park296m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Bedford Road Car Park· yes
751m

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: 8.2 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.6 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

51

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 969 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)

655m

Post office

Nearby shops

JB Food and Wine339 m
Piekarnia Bakery348 m
Wins Local Food & Wine350 m
Priory News419 m

Nearby cafes

Net Plus Cafe277 m
Spring Cafe442 m
Cake & Cafe552 m
Rose Hill Cafe561 m

Nearby restaurants

Jasmine's Kitchen Indian Restaurant209 m
Sasi's Sri Lankan & South Indian Restaurant218 m
Oriental Kitchen222 m
Taste of Tennessee246 m

Nearby pubs

The Lord Palmerston286 m
Prince of Wales491 m
Forest Wines597 m
The Tavern On The Hill680 m

Nearby gyms

Yonder The Studio756 m
Yonder Climbing764 m
The Gym Group962 m

Nearby pharmacies

Waterman Pharmacy291 m
Boots1.0 km
Food hygiene (5-star)35% of 68

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

ABBEY UK DEVELOPMENTS LIMITED
CRISTIAN OANA BUILDING CONSTRUCTION LTD
HAJI FUNERAL SERVICES LTD
JOES ITSD LIMITED
NEO2 LTD

+3 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 score15/100
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

8/100

Velocity score

Future outlook

31.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,684m
Crossrail 2 route2,049m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,855 nationally

1,666

Est. population

18,778/km²

50%

Employed

29%

Degree educated

£43,600

Median income

9.2%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

42

Community stability

Age profile

34%
20%
22%
17%
Under 1834%
18–3420%
35–4922%
50–6417%
65+8%

Tenure

73%
Own outright6%
Own (mortgage)12%
Private rent7%
Social rent73%
Shared ownership1%
Rent free0%

Ethnicity

22%
23%
25%
White British22%
White Other11%
Asian23%
Black25%
Mixed6%
Other12%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine26%
No car household43%
Unemployed7%
No qualifications27%

Housing tenure (Census 2021)

Social rent73%
Private rent7%

vs. London

Income vs London+3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
13
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)
10
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
BLOCKS P & Q, PRIORY COURT ESTATE, BLOCKS P & Q, PRIORY COURT ESTATE, PRIORY COURT, SOUTH COUNTESS ROAD, E1743 homes
completed
PRIORY PARK ESTATE, PRIORY PARK ESTATE, PRIORY COURT, E1740 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 5LP

Full postcodeE17 5LP
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWilliam Morris
Latitude51.591358
Longitude-0.030290
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