William Morris · Waltham Forest · Walthamstow constituency · 51.58510, -0.02741

E17 6PJ— William Morris, Waltham Forest

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

The practical family move

 

Schools 75%Safety 39/100Transport 47/100Low yield 2.90%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
55
Safety
39
Schools
45
Transport
47
Environment
59
Investment
47

The bottom line

E17 6PJ offers fast broadband at £600,000 median — a strong choice for Most buyers.

Less suited to Families.

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Location

E17 6PJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+15.4% vs London avg
vs London income+7.9% vs London avg
vs London crime+333.0% vs London avg

Deep-dive guides for E17 6PJ

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools⚠️ High crime

“The practical family move”

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How E17 6PJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

Mission Grove Primary School

Not yet inspected · 3 min walk

KS2: 102.3

—

Secondary

Kelmscott School

Not yet inspected · 13 min walk

P8: -0.31A8: 44.6

75% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 10 min walk

10 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

High crime

281.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 305.4%

+315% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other38%
Violence & sexual offences16%
Theft16%
Anti-social behaviour10%
Drug offences6%
Vehicle crime6%
Robbery4%
Burglary3%

Stop & search

4.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 527m

Crime is +333% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£600,000

Median sale price

Above London median by 15%

£600,000 is 15% above the London median (£520,000)

-14.8%

This year

Terraced

Dominant type

Price history

5-year change
-10.8%
Sales (24 months)6
New build0.0%
Avg detached£675,000
Avg semi-detached£625,000
Avg terraced£550,000
Price per m²£7,481/m²
Price per ft²£695/ft²
Avg floor area85.6 m²

EPC breakdown

B
1%
C
12%
D
21%
E
7%

Based on 41 properties · Confidence: high

Street mix

Semi 5%Terraced 80%Detached 3%Flat 10%Other 2%

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£17,500
First-time buyerFTB
£8,750
Additional propertyBTL/2nd
£35,500

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

13.2×

Price-to-income

£3,001/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£214,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+7.5%

Total change

+721%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.8%

per year

Acceleration

-22.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 54 sales

Property Type Mix

Total: 54 sales

Detached3.7%
Semi-detached5.6%
Terraced81.5%
Flat/maisonette9.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£70k£126k+80%1.5
Post-dot-com plateau2001–2003£134k£182k+36.2%3.7
Pre-crash peak2006–2007£224k£286k+27.7%2.5
GFC & correction2009–2012£163k£312k+92.2%2.5
Help-to-Buy recovery2014–2016£175k£648k+270%1.7
Brexit uncertainty2017–2018£670k£325k-51.5%1
Pandemic surge2021–2021£673k£673k+0%2
Rate-rise correction2022–2023£565k£663k+17.3%3
Current market2024–2026£625k£575k-8%2.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.7% alpha

Terraced-0.7% α
Local
7.6%
District
8.3%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

66out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing10
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Walthamstow Central Underground StationVictoria line
6.9 min walk
Walthamstow Queens Road

Nearby stations

Walthamstow Queens Road Rail StationSuffragette
6 min walk
Walthamstow Queens RoadNational Rail
6 min walk
Walthamstow Central Underground StationVictoria
7 min walk
Walthamstow Central Rail StationWeaver
7 min walk
St James Street (London) Rail StationWeaver
7 min walk
No bus stops within 400m

56

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria45 min ↑
Waterloo52 min ↑
Canary Wharf55 min ↑
City ★44 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

7

Car parks (800m)

1

EV chargers (800m)

Nearest car park283m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Sainsbury's Car Park
283m
🅿️
Mission Grove Car Park· yes
566m

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: 7.6 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 95% of London

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

DR SHANTIR PRACTICE

354-358 FOREST ROAD, WALTHAMSTOW, E17 5JL

6 min walk

56%

Recommend GP

56%

Overall GP experience

6

GPs within 1km

7

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

47

Parks (1km)

53

Restaurants (800m)

32

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

6

Convenience

Nearest supermarketAsda · 310 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

574m

Post office

Nearby shops

Fresh Nan Bakery205 m
Amies Afro Caribbean205 m
Polski Shop228 m
Jamaican Fresh Groceries261 m

Nearby cafes

Market Cafe184 m
Pop-in Cafe189 m
Cake & Cafe194 m
First Stop Cafe197 m

Nearby restaurants

King Tasty Kebab204 m
Best Kebab218 m
Flamer's Peri Peri220 m
Mega Bite236 m

Nearby pubs

The Chequers187 m
Drift Cocktail Bar332 m
The Lord Palmerston455 m
Ye Olde Rose and Crown568 m

Nearby gyms

The Gym Group361 m
Dench Fitness633 m
Walthamstow Leisure Centre1.0 km

Nearby pharmacies

Boots348 m
Waterman Pharmacy463 m

Nearby health

St James Medical Practice762 m
Food hygiene (5-star)34% of 212

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

DJL ACCOUNTING LTD
FAMOUS CARS LTD
ILYNX INTL LTD
OCTANT RESEARCH & ANALYSIS LTD
RHYS BELL ADVISORY LTD

+2 more

Investment

Investment grade, yield and market outlook

47

Investment score

Moderate

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

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

51.2

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,144m
Crossrail 2 route2,241m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,211 nationally

2,908

Est. population

14,889/km²

69%

Employed

52%

Degree educated

£45,300

Median income

8.1%

Claimant rate

Inner cityHigh densityRenters

33

Community stability

Age profile

21%
29%
28%
14%
Under 1821%
18–3429%
35–4928%
50–6414%
65+7%

Tenure

16%
23%
43%
13%
Own outright16%
Own (mortgage)23%
Private rent43%
Social rent13%
Shared ownership5%
Rent free0%

Ethnicity

28%
22%
27%
White British28%
White Other22%
Asian27%
Black10%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household62%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent43%
Social rent13%

vs. London

Income vs London+7.9%
Price vs London+15.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
12
Borough approval rate
82%
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)
16
Largest scheme
518 homes · Land at 60, Land at 60, South Grove, 68-75 Brunner Road and Alpha Business Centre, Walthamstow, E17 7NX
Pipeline pressure
NONE

Named schemes (500m)

4-8, 4-8, WESTBURY ROAD, E1759 homes
completed
47, 47, Gainsford Road, Walthamstow, E17 6QB45 homes
completed
WILLIAM MORRIS SCHOOL SITE, WILLIAM MORRIS SCHOOL SITE, GAINSFORD ROAD, E17 6QB20 homes
completed
Car park rear of 86-96, Car park rear of 86-96, High Street, Cranbrook Mews, Walthamstow, E17 7LD14 homes
completed
32-34, 32-34, Coleridge Road, Walthamstow, E17 6QU9 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 (£600,000)

£17,500

Standard buyer

£8,750

First-time buyer

Save £8,750

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 6PJ

Full postcodeE17 6PJ
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWilliam Morris
Latitude51.585104
Longitude-0.027414
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