William Morris · Waltham Forest · Walthamstow constituency · 51.59103, -0.03293

E17 6AY— William Morris, Waltham Forest

Location and area intelligence for E17 6AY, William Morris, Waltham Forest

Buy before others notice

 

Schools 100%Safety 78/100Transport 32/100Yield 5.88%

Best for: Families

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Car-dependent area — limited public transport

Liveability
62
Safety
78
Schools
60
Transport
32
Environment
61
Investment
58

The bottom line

E17 6AY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £296,000 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 6AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-43.1% vs London avg
vs London income+3.6% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for E17 6AY

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

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How E17 6AY 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 · 3 min walk

KS2: 108.4

—

Secondary

Willowfield School

Not yet inspected · 9 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 · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.9 incidents per 1,000 residents

Better than 67% of London
↑ Rising 392.3%

from a low base — still below London average

-34% vs borough

Crime by type

Violence & sexual offences29%
Other27%
Anti-social behaviour19%
Vehicle crime16%
Burglary5%
Drug offences3%
Theft1%
Robbery1%

Stop & search

0.3

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 317m

Crime is 31% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£296,000

Median sale price

Bottom 25% — 43% below London median

£296,000 is 43% below the London median (£520,000)

-1.7%

This year

Flat

Dominant type

Price history

5-year change
+27.6%
Sales (24 months)5
New build0.0%
Avg flat£296,000
Price per m²£7,167/m²
Price per ft²£666/ft²
Avg floor area40.9 m²

EPC breakdown

B
1%
C
21%
D
19%
E
1%

Based on 42 properties · Confidence: high

Street mix

Flat 100%

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£2,300
First-time buyerFTB
£0
Additional propertyBTL/2nd
£11,180

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

6.8×

Price-to-income

£1,481/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£102,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.3%

Total change

+459%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.4%

per year

Acceleration

-16.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 86 sales

Property Type Mix

Total: 86 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£51k£74k+45.1%4
Post-dot-com plateau2001–2004£75k£122k+62%5.8
Pre-crash peak2005–2007£119k£149k+25.5%4.3
GFC & correction2008–2012£140k£145k+3.6%2.5
Help-to-Buy recovery2013–2016£140k£230k+64.3%2.5
Brexit uncertainty2017–2019£303k£230k-24%1.5
Pandemic surge2020–2021£258k£232k-9.9%1.5
Rate-rise correction2022–2023£340k£265k-22.1%1.5
Current market2024–2025£298k£285k-4.4%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
6.6%
District
7.5%

CAGR over 25yr 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 Velocity75
Sales Volume75
Seasonal Timing3
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
Blackhorse Road Underground StationVictoria line
8.8 min walk
Blackhorse Road

Nearby stations

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

41

Walkability score

68

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)

6

EV chargers (800m)

Nearest car park338m
Santander docks (800m)0
Nearest cycle dock3.0 km

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: 8.0 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 64%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.4 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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 costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CLAREMONT MEDICAL CENTRE

27 CLAREMONT ROAD, E17 5RJ

5 min walk

72%

Recommend GP

72%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

61

Parks (1km)

17

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 624 m
2 tennis courts1 sports halls

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)

616m

Post office

Nearby shops

JB Food and Wine264 m
Piekarnia Bakery303 m
Shamas Food Store446 m
Wins Local Food & Wine536 m

Nearby cafes

Net Plus Cafe270 m
Spring Cafe336 m
Wood St. Coffee427 m
Temptations Milkshake & Ice Cream Bar457 m

Nearby restaurants

Jasmine's Kitchen Indian Restaurant244 m
Sasi's Sri Lankan & South Indian Restaurant253 m
Oriental Kitchen258 m
Forest Kebab273 m

Nearby pubs

The Lord Palmerston311 m
Prince of Wales357 m
Forest Wines448 m
Big Penny Social599 m

Nearby gyms

Yonder The Studio570 m
Yonder Climbing578 m

Nearby pharmacies

Waterman Pharmacy299 m

Nearby health

Jan Dental and Aesthetic Clinic813 m
Food hygiene (5-star)42% of 81

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

COZY BOYZ PRODUCTIONS LTD
DENISACRAFT DRYLINING LTD
KRIS777 LIMITED
PROTEST IT LIMITED

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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
5.9% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score26/100
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 / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

21/100

Velocity score

Future outlook

65.4

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,576m
Crossrail 2 route1,863m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,392 nationally

2,852

Est. population

20,837/km²

64%

Employed

41%

Degree educated

£43,500

Median income

7.1%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

35

Community stability

Age profile

31%
22%
27%
15%
Under 1831%
18–3422%
35–4927%
50–6415%
65+5%

Tenure

19%
26%
39%
Own outright7%
Own (mortgage)19%
Private rent26%
Social rent39%
Shared ownership9%
Rent free0%

Ethnicity

26%
18%
18%
26%
White British26%
White Other18%
Asian18%
Black26%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine21%
No car household49%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent39%
Private rent26%

vs. London

Income vs London+3.6%
Price vs London-43.1%

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)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
8
Borough approval rate
82%
Historic landfill (400m)
1
Opportunity area
Lee Valley
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

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)

The Paper Mill Site, 24, The Paper Mill Site, 24, Sutherland Road, Walthamstow, E17 6BH241 homes
completed
WALTHAMSTOW FOOTBALL GROUND, WALTHAMSTOW FOOTBALL GROUND, GREEN POND ROAD, E17 6EN159 homes
completed
Unity Works, Unity Works, Sutherland Road, Walthamstow, E17 6JW110 homes
completed
HILLYFIELDS ESTATE, HILLYFIELDS ESTATE, HILLYFIELD, E17106 homes
completed
87-97A, 87-97A, HIGHAM HILL ROAD, E17104 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 (£296,000)

£2,300

Standard buyer

£0

First-time buyer

Save £2,300

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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Key facts for E17 6AY

Full postcodeE17 6AY
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWilliam Morris
Latitude51.591033
Longitude-0.032932
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