William Morris · Waltham Forest · Walthamstow constituency · 51.59170, -0.02831

E17 5LR— William Morris, Waltham Forest

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

The family fortress

 

Schools 100%Safety 74/100Transport 24/100Low yield 3.36%

Best for: Families

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Car-dependent area — limited public transport

Liveability
54
Safety
74
Schools
60
Transport
24
Environment
66
Investment
40

The bottom line

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

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 5LR

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

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“The family fortress”

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How E17 5LR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

The Winns Primary School

Not yet inspected · 4 min walk

KS2: 106.0

—

Secondary

Walthamstow Academy

Not yet inspected · 11 min walk

P8: +0.52A8: 52.6

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 19 min walk

9 primaries · 1 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)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 219m

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area84.6 m²

EPC breakdown

B
2%
C
18%
D
16%
E
2%

Based on 38 properties · Confidence: high

Street mix

Semi 22%Terraced 78%

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£211,500
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 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

1995–2022 · CAGR

+9.5%

Total change

+1058%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.9%

per year

Acceleration

+23.56

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached21.7%
Terraced78.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£60k£85k+40.6%1.3
Post-dot-com plateau2001–2004£126k£185k+46.7%2
Pre-crash peak2005–2006£200k£180k-10%1
GFC & correction2010–2012£250k£223k-11%1.5
Help-to-Buy recovery2013–2016£331k£485k+46.5%1
Brexit uncertainty2017–2018£525k£548k+4.3%1.5
Rate-rise correction2022–2022£700k£700k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
7.3%
District
7.5%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
13.6 min walk
Walthamstow Queens Road

Nearby stations

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

31

Walkability score

58

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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park210m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Bedford Road Car Park· yes
618m

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 AONB25% green spaceTree canopy: 46%
More green space than 80% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.7 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

3 min walk

56%

Recommend GP

56%

Overall GP experience

7

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

12

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 905 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)

584m

Post office

Nearby shops

Wins Local Food & Wine208 m
Priory News325 m
Lightning Food and Wine367 m
JB Food and Wine436 m

Nearby cafes

Net Plus Cafe363 m
Tommy's Tuc Inn Cafe473 m
La Delice in the Park531 m
Spring Cafe559 m

Nearby restaurants

Jasmine's Kitchen Indian Restaurant288 m
Taste of Tennessee289 m
Sasi's Sri Lankan & South Indian Restaurant294 m
Oriental Kitchen296 m

Nearby pubs

The Lord Palmerston352 m
Prince of Wales607 m
Ye Olde Rose and Crown699 m
The Tavern On The Hill724 m

Nearby gyms

The Gym Group926 m

Nearby pharmacies

Waterman Pharmacy367 m
Boots1.0 km
Food hygiene (5-star)30% of 63

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

MYCAREER LTD
STOW INSPIRE CIC
TBBE LIMITED
TRAILBLAZER PLATFORM LIMITED
WRAPPED PROPERTIES LTD

+1 more

Investment

Investment grade, yield and market outlook

40

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

10.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,776m
Crossrail 2 route2,191m

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)
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)
10
Largest scheme
159 homes · WALTHAMSTOW FOOTBALL GROUND, WALTHAMSTOW FOOTBALL GROUND, GREEN POND ROAD, E17 6EN
Pipeline pressure
NONE

Named schemes (500m)

WALTHAMSTOW FOOTBALL GROUND, WALTHAMSTOW FOOTBALL GROUND, GREEN POND ROAD, E17 6EN159 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
2, 2, GREEN POND ROAD, 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 5LR

Full postcodeE17 5LR
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWilliam Morris
Latitude51.591702
Longitude-0.028312
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