William Morris · Waltham Forest · Walthamstow constituency · 51.58982, -0.03850

E17 6HS— William Morris, Waltham Forest

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

The family fortress

 

Schools 100%Safety 79/100Transport 37/100Low yield 2.29%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
67
Safety
79
Schools
60
Transport
37
Environment
88
Investment
35

The bottom line

E17 6HS offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £760,000 median — strong value for Families and Owner-occupiers 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 6HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+46.2% vs London avg
vs London income+3.6% vs London avg
vs London crime-43.0% vs London avg

Deep-dive guides for E17 6HS

🛡️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🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

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How E17 6HS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Stoneydown Park School

Not yet inspected · 6 min walk

KS2: 107.3

—

Secondary

Willowfield School

Not yet inspected · 6 min walk

P8: +0.01A8: 48.9

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.2 incidents per 1,000 residents

Better than 73% of London
↑ Rising 733.3%

from a low base — still below London average

-45% vs borough

Crime by type

Violence & sexual offences24%
Other23%
Anti-social behaviour20%
Vehicle crime15%
Theft9%
Drug offences4%
Robbery4%
Burglary1%

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 · 669m

Crime is 43% below London average

Property

2 Jul

Prices, sales volume and market trends

£760,000

Median sale price

Top 25% — 46% above London median

£760,000 is 46% above the London median (£520,000)

+35.7%

This year

Terraced

Dominant type

Price history

5-year change
+43.2%
Sales (24 months)9
New build0.0%
Avg terraced£760,000
Price per m²£8,766/m²
Price per ft²£814/ft²
Avg floor area86.4 m²

EPC breakdown

C
15%
D
25%
E
9%

Based on 49 properties · Confidence: high

Street mix

Semi 1%Terraced 95%Flat 4%

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£25,500
First-time buyerFTB
£25,500
Additional propertyBTL/2nd
£48,300

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

17.5×

Price-to-income

£3,802/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£216,000
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+9.1%

Total change

+1148%

Market Activity

Price Velocity & Acceleration

Current Velocity

+36.8%

per year

Acceleration

+63.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 73 sales

Property Type Mix

Total: 73 sales

Semi-detached1.4%
Terraced94.5%
Flat/maisonette4.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£63k£126k+100.8%3
Post-dot-com plateau2002–2004£175k£213k+21.8%2.7
Pre-crash peak2005–2007£209k£250k+19.6%4
GFC & correction2008–2012£245k£267k+9%2.7
Help-to-Buy recovery2015–2016£481k£303k-37%2.5
Brexit uncertainty2017–2019£550k£736k+33.8%1.7
Pandemic surge2020–2021£625k£531k-15.1%2
Rate-rise correction2022–2022£775k£775k+0%3
Current market2024–2025£570k£780k+36.8%6.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
9.1%
District
8.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Blackhorse Road Underground StationVictoria line
4.5 min walk
Blackhorse Road

Nearby stations

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

52

Walkability score

79

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

2

Car parks (800m)

6

EV chargers (800m)

Nearest car park292m
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 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: 7.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.0 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

SINNOTT MEDICAL CENTRE

8 ST ANDREW'S ROAD, WALTHAMWSTOW, E17 6BD

5 min walk

61%

Recommend GP

61%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

14

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 251 m
3 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

765m

Post office

Nearby shops

Blackhorse Food and Wiine277 m
Tesco Express422 m
Piekarnia Bakery486 m
JB Food and Wine494 m

Nearby cafes

Demo Cafe76 m
Hermanos Colombian Coffee Roasters168 m
Wood St. Coffee216 m
Jaunty Coffee260 m

Nearby restaurants

Grab and Go208 m
Sea Fryer Fish Bar287 m
Yasar's Kebab House291 m
It's Not Big Dough296 m

Nearby pubs

Big Penny Social229 m
Forest Wines266 m
Pretty Decent311 m
Signature Brew Taproom353 m

Nearby gyms

Yonder The Studio163 m
Yonder Climbing171 m
F45 Training515 m
Douglas Eyre Sports Centre1.0 km

Nearby pharmacies

Waterman Pharmacy557 m

Nearby health

Jan Dental and Aesthetic Clinic420 m
St James Medical Practice1.1 km
Food hygiene (5-star)46% of 78

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

KILLER POP STUDIOS LTD
NEXT MART 7 LTD
ON PRODUCT LIMITED
SELIGATO LTD
SUSTAINABILITY SIMPLIFIED LTD

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score34/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

70.4

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,301m
Crossrail 2 route1,461m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,651 nationally

2,014

Est. population

22,790/km²

69%

Employed

52%

Degree educated

£43,500

Median income

5.4%

Claimant rate

SuburbanVery high densityEstablished mixed

42

Community stability

Age profile

20%
25%
30%
15%
Under 1820%
18–3426%
35–4930%
50–6415%
65+10%

Tenure

26%
31%
38%
Own outright26%
Own (mortgage)31%
Private rent38%
Social rent5%
Shared ownership1%

Ethnicity

34%
23%
21%
White British34%
White Other23%
Asian21%
Black9%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine17%
No car household51%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent38%
Social rent5%

vs. London

Income vs London+3.6%
Price vs London+46.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
5
Borough approval rate
82%
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)
6
Largest scheme
484 homes · 3, 5 and 7, 3, 5 and 7, Blackhorse Lane, Hookers Road, E17 6DS
Pipeline pressure
NONE

Named schemes (500m)

3, 5 and 7, 3, 5 and 7, Blackhorse Lane, Hookers Road, E17 6DS484 homes
completed
3,5,7, 3,5,7, Blackhorse Lane, Walthamstow, E17 6DS388 homes
completed
The Paper Mill Site, 24, The Paper Mill Site, 24, Sutherland Road, Walthamstow, E17 6BH241 homes
completed
Unity Works, Unity Works, Sutherland Road, Walthamstow, E17 6JW110 homes
completed
HILLYFIELDS ESTATE, HILLYFIELDS ESTATE, HILLYFIELD, E17106 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 (£760,000)

£25,500

Standard buyer

£25,500

First-time buyer

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 6HS

Full postcodeE17 6HS
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWilliam Morris
Latitude51.589822
Longitude-0.038499
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