William Morris · Waltham Forest · Walthamstow constituency · 51.59166, -0.03052

E17 6EE— William Morris, Waltham Forest

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

Under-the-radar value

 

Schools 100%Safety 78/100Transport 30/100Yield 6.69%

Best for: Families

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Car-dependent area — limited public transport

Liveability
59
Safety
78
Schools
60
Transport
30
Environment
61
Investment
57

The bottom line

E17 6EE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £260,000 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 6EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-50.0% vs London avg
vs London income+3.6% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for E17 6EE

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

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“Under-the-radar value”

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How E17 6EE 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 · 19 min walk

8 primaries · 3 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 241m

Crime is 31% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£260,000

Median sale price

Bottom 25% — 50% below London median

£260,000 is 50% below the London median (£520,000)

-15.3%

This year

Flat

Dominant type

Price history

5-year change
+7.9%
Sales (24 months)7
New build0.0%
Avg flat£260,000
Price per m²£7,027/m²
Price per ft²£653/ft²
Avg floor area36.8 m²

EPC breakdown

B
1%
C
53%
D
37%
E
6%
F
2%

Based on 99 properties · Confidence: high

Street mix

Semi 2%Terraced 1%Flat 98%

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£500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£8,300

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

6.0×

Price-to-income

£1,301/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£92,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1996–2026 · CAGR

+4.8%

Total change

+313%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.3%

per year

Acceleration

-21.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 140 sales

Property Type Mix

Total: 140 sales

Semi-detached2.1%
Terraced0.7%
Flat/maisonette97.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£57k-5.8%5.2
Post-dot-com plateau2001–2004£73k£117k+61%10.2
Pre-crash peak2005–2007£118k£150k+27.1%7.7
GFC & correction2008–2012£143k£85k-40.4%1.8
Help-to-Buy recovery2013–2016£137k£226k+64.8%3
Brexit uncertainty2017–2019£200k£173k-13.6%3
Pandemic surge2020–2021£241k£241k-0.1%5.5
Rate-rise correction2022–2023£226k£225k-0.2%3
Current market2024–2026£260k£250k-3.8%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.5% alpha

Flat/maisonette-1.5% α
Local
6%
District
7.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
10.9 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

63

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

5

Car parks (800m)

4

EV chargers (800m)

Nearest car park279m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Bedford Road Car Park· yes
769m

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: 8.2 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: 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 · 1.6 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

50

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 · 942 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)

618m

Post office

Nearby shops

JB Food and Wine306 m
Wins Local Food & Wine360 m
Piekarnia Bakery375 m
Priory News402 m

Nearby cafes

Net Plus Cafe307 m
Spring Cafe462 m
Rose Hill Cafe524 m
Wood St. Coffee587 m

Nearby restaurants

Jasmine's Kitchen Indian Restaurant243 m
Sasi's Sri Lankan & South Indian Restaurant252 m
Oriental Kitchen256 m
Taste of Tennessee283 m

Nearby pubs

The Lord Palmerston320 m
Prince of Wales463 m
Forest Wines609 m
The Tavern On The Hill643 m

Nearby gyms

Yonder The Studio750 m
Yonder Climbing757 m

Nearby pharmacies

Waterman Pharmacy324 m
Boots1.1 km
Food hygiene (5-star)36% of 70

Business

Local businesses registered here

Active businesses
9
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

DANIEL LONEA LTD
DIAMOND MEDICAL LIMITED
DIMARAZ CONSTRUCTION LTD
EPOSTIME LTD
HEGEMONE LTD

+4 more

Investment

Investment grade, yield and market outlook

57

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
6.7% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

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

17/100

Velocity score

Future outlook

49.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,708m
Crossrail 2 route2,040m

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-50.0%

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)
12
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)
13
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£260,000)

£500

Standard buyer

£0

First-time buyer

Save £500

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 6EE

Full postcodeE17 6EE
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWilliam Morris
Latitude51.591658
Longitude-0.030523
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