William Morris · Waltham Forest · Walthamstow constituency · 51.58986, -0.03209

E17 6HB— William Morris, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 75/100Transport 33/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
61
Safety
75
Schools
60
Transport
33
Environment
60
Investment
38

The bottom line

E17 6HB 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 6HB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

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

Deep-dive guides for E17 6HB

🛡️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 6HB 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 · 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 · 16 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 225m

Crime is 3% below 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£10,045/m²
Price per ft²£933/ft²
Avg floor area80.7 m²

EPC breakdown

B
1%
C
20%
D
21%
E
5%

Based on 47 properties · Confidence: high

Street mix

Semi 3%Terraced 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

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 costLow
Rebuild cost estimate£201,750
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

+8.9%

Total change

+1318%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.9%

per year

Acceleration

+2.43

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 78 sales

Property Type Mix

Total: 78 sales

Semi-detached2.6%
Terraced97.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£93k+54.6%3.2
Post-dot-com plateau2001–2004£120k£190k+58.3%2
Pre-crash peak2005–2007£188k£249k+32.4%4.3
GFC & correction2008–2012£240k£180k-25%2.6
Help-to-Buy recovery2013–2015£338k£424k+25.5%2
Brexit uncertainty2017–2019£520k£513k-1.3%2.3
Pandemic surge2020–2021£530k£610k+15%1.5
Rate-rise correction2022–2023£591k£615k+4.1%3.5
Current market2025–2026£716k£851k+18.9%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
8.7%
District
8.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

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

Nearby stations

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

42

Walkability score

66

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)

7

EV chargers (800m)

Nearest car park481m
Santander docks (800m)0
Nearest cycle dock2.9 km

Connectivity

Broadband and mobile coverage

98%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 Mbps
Median download447 Mbps
Superfast coverage98%
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 — 1.4 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

7 min walk

72%

Recommend GP

72%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

14

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 616 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)

757m

Post office

Nearby shops

Piekarnia Bakery164 m
Shamas Food Store304 m
JB Food and Wine406 m
Millenium Food & Wine456 m

Nearby cafes

Net Plus Cafe128 m
Spring Cafe235 m
Temptations Milkshake & Ice Cream Bar391 m
Jaunty Coffee412 m

Nearby restaurants

Jasmine's Kitchen Indian Restaurant121 m
Sasi's Sri Lankan & South Indian Restaurant128 m
Oriental Kitchen132 m
Forest Kebab134 m

Nearby pubs

The Lord Palmerston174 m
Forest Wines395 m
Prince of Wales492 m
Big Penny Social661 m

Nearby gyms

Yonder The Studio606 m
Yonder Climbing614 m
Dench Fitness1.1 km

Nearby pharmacies

Waterman Pharmacy159 m
Boots963 m

Nearby health

St James Medical Practice1.1 km
Food hygiene (5-star)42% of 72

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

MUSIER INVESTMENTS LTD
NEARLY THERE YET LTD

Investment

Investment grade, yield and market outlook

38

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

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

8/100

Velocity score

Future outlook

51.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,480m
Crossrail 2 route1,903m

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%

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)
9
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)
7
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
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 6HB

Full postcodeE17 6HB
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWilliam Morris
Latitude51.589859
Longitude-0.032087
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