William Morris · Waltham Forest · Walthamstow constituency · 51.58623, -0.02741

E17 6PN— William Morris, Waltham Forest

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

The practical family move

 

Schools 75%Safety 78/100Transport 41/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
78
Schools
45
Transport
41
Environment
59
Investment
42

The bottom line

E17 6PN offers low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E17 6PN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime-27.0% vs London avg

Deep-dive guides for E17 6PN

🛡️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🔒 Very Safe

“The practical family move”

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How E17 6PN 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 · 5 min walk

KS2: 102.3

—

Secondary

Kelmscott School

Not yet inspected · 15 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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.6 incidents per 1,000 residents

Better than 65% of London
↑ Rising 314.8%

from a low base — still below London average

-30% vs borough

Crime by type

Violence & sexual offences25%
Other20%
Anti-social behaviour18%
Vehicle crime11%
Drug offences9%
Theft8%
Burglary7%
Robbery3%

Stop & search

0.8

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 · 405m

Crime is 27% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,018/m²
Price per ft²£466/ft²
Avg floor area84 m²

EPC breakdown

C
6%
D
19%
E
5%

Based on 30 properties · Confidence: high

Street mix

Semi 2%Terraced 46%Flat 53%

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£210,000
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)
Roof(another dwelling above)
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

1995–2025 · CAGR

+5.7%

Total change

+435%

Market Activity

Price Velocity & Acceleration

Current Velocity

+51.8%

per year

Acceleration

+122.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £50k–£75k · 63 sales

Property Type Mix

Total: 63 sales

Semi-detached1.6%
Terraced47.6%
Flat/maisonette50.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£60k-25.2%2.2
Post-dot-com plateau2001–2004£85k£160k+88.2%4.2
Pre-crash peak2005–2007£162k£177k+9.3%2.3
GFC & correction2008–2011£323k£210k-34.9%1.2
Help-to-Buy recovery2013–2016£468k£700k+49.7%3
Brexit uncertainty2017–2019£867k£662k-23.6%1.7
Pandemic surge2020–2021£525k£958k+82.5%1.5
Rate-rise correction2022–2023£949k£280k-70.5%2
Current market2025–2025£425k£425k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Weakest performer

Flat/maisonette

-1.9% alpha

Terraced+0.1% α
Local
9.6%
District
9.5%
Flat/maisonette-1.9% α
Local
6.2%
District
8.1%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing18
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

52

Walkability score

66

Footpaths (500m)

0

Santander docks (800m)

2.6 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 park407m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Sainsbury's Car Park
407m
🅿️
Mission Grove Car Park· yes
651m
🅿️
Bedford Road Car Park· yes
763m

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 AONB2% green spaceTree canopy: 70%
Less green space than 92% 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

5 min walk

56%

Recommend GP

56%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.5 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

44

Parks (1km)

42

Restaurants (800m)

30

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

5

Convenience

Nearest supermarketAsda · 417 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)

612m

Post office

Nearby shops

Millenium Food & Wine165 m
Shamas Food Store216 m
Amies Afro Caribbean329 m
Fresh Nan Bakery330 m

Nearby cafes

Cake & Cafe128 m
Pop-in Cafe294 m
First Stop Cafe297 m
Market Cafe302 m

Nearby restaurants

Flamer's Peri Peri143 m
E17 Kebabish186 m
Mega Bite312 m
Greggs319 m

Nearby pubs

The Chequers309 m
The Lord Palmerston347 m
Drift Cocktail Bar439 m
Ye Olde Rose and Crown513 m

Nearby gyms

The Gym Group412 m
Dench Fitness749 m
Walthamstow Leisure Centre1.1 km

Nearby pharmacies

Waterman Pharmacy359 m
Boots447 m

Nearby health

St James Medical Practice855 m
Food hygiene (5-star)35% of 190

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
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

ANN BARTHOLOMEW CONSULTING LTD
NEEDLESS ALLEY PRODUCTIONS LIMITED
SHAUN LINCOLN SOLUTIONS LTD
VIDEONOMY LTD
YZPLUMBINGANDHEATING LTD

Investment

Investment grade, yield and market outlook

42

Investment score

Moderate

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 score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

59.8

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,256m
Crossrail 2 route2,227m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,711 nationally

2,355

Est. population

22,452/km²

68%

Employed

53%

Degree educated

£45,900

Median income

10.1%

Claimant rate

Inner cityVery high densityEstablished mixed

41

Community stability

Age profile

27%
21%
31%
13%
Under 1827%
18–3421%
35–4931%
50–6414%
65+8%

Tenure

13%
35%
32%
17%
Own outright13%
Own (mortgage)35%
Private rent32%
Social rent17%
Shared ownership2%

Ethnicity

34%
20%
27%
White British34%
White Other20%
Asian27%
Black11%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine15%
No car household47%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent32%
Social rent17%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
14
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

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Key facts for E17 6PN

Full postcodeE17 6PN
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWilliam Morris
Latitude51.586228
Longitude-0.027408
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