William Morris · Waltham Forest · Walthamstow constituency · 51.58702, -0.02837

E17 6QB— William Morris, Waltham Forest

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

The practical family move

 

Schools 100%Safety 78/100Transport 39/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
78
Schools
60
Transport
39
Environment
59
Investment
43

The bottom line

E17 6QB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E17 6QB

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 6QB

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

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“The practical family move”

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How E17 6QB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Mission Grove Primary School

Not yet inspected · 6 min walk

KS2: 102.3

—

Secondary

Kelmscott School

Not yet inspected · 16 min walk

P8: -0.31A8: 44.6

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 13 min walk

8 primaries · 1 secondaries · 0 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)

2

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 307m

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£15,132/m²
Price per ft²£1,406/ft²
Avg floor area60.4 m²

EPC breakdown

B
50%
C
34%
D
24%
E
10%
F
1%

Based on 119 properties · Confidence: high

Street mix

Semi 3%Terraced 64%Flat 28%Other 5%

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£151,000
Rebuild cost per m²£2,500/m²

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

Construction era2018
WallsSolid brick, as built, no insulation (assumed)
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+10.1%

Total change

+1669%

Market Activity

Price Velocity & Acceleration

Current Velocity

+196.8%

per year

Acceleration

+215.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £75k–£100k · 52 sales

Property Type Mix

Total: 52 sales

Semi-detached3.8%
Terraced69.2%
Flat/maisonette26.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£52k£70k+34.6%1.8
Post-dot-com plateau2001–2004£113k£190k+68.1%4
Pre-crash peak2005–2007£92k£190k+106%2.7
GFC & correction2008–2012£230k£316k+37.4%1
Help-to-Buy recovery2014–2016£301k£328k+8.8%2.3
Brexit uncertainty2017–2018£541k£284k-47.5%1.5
Pandemic surge2020–2021£845k£530k-37.3%1.5
Rate-rise correction2022–2023£380k£310k-18.4%1.5
Current market2025–2025£920k£920k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Weakest performer

Terraced

-1.9% alpha

Flat/maisonette-1.7% α
Local
8%
District
9.7%
Terraced-1.9% α
Local
7%
District
8.9%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
8.9 min walk
Walthamstow Queens Road

Nearby stations

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

48

Walkability score

60

Footpaths (500m)

0

Santander docks (800m)

2.7 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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park476m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Sainsbury's Car Park
503m
🅿️
Mission Grove Car Park· yes
678m
🅿️
Bedford Road Car Park· yes
758m

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 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

4 min walk

56%

Recommend GP

56%

Overall GP experience

9

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

50

Parks (1km)

35

Restaurants (800m)

22

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

2

Convenience

Nearest supermarketAsda · 526 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)

711m

Post office

Nearby shops

Shamas Food Store108 m
Millenium Food & Wine142 m
Piekarnia Bakery287 m
Fresh Nan Bakery427 m

Nearby cafes

Cake & Cafe88 m
Net Plus Cafe280 m
Spring Cafe401 m
Pop-in Cafe402 m

Nearby restaurants

Flamer's Peri Peri77 m
E17 Kebabish107 m
Favorite 'n' Tasty246 m
Taste of Tennessee255 m

Nearby pubs

The Lord Palmerston237 m
The Chequers409 m
Drift Cocktail Bar548 m
Ye Olde Rose and Crown557 m

Nearby gyms

The Gym Group517 m
Dench Fitness813 m

Nearby pharmacies

Waterman Pharmacy249 m
Boots557 m

Nearby health

St James Medical Practice888 m
Food hygiene (5-star)32% of 156

Business

Local businesses registered here

Active businesses
18
New (last 12 months)
6
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ABBAS (UK) LTD
CHASE 92 LTD
EARN SKILL LTD
EDENBLOCKTRADERS LTD
ELITEFY LTD

+13 more

Investment

Investment grade, yield and market outlook

43

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

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

8/100

Velocity score

Future outlook

51.2

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,304m
Crossrail 2 route2,154m

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)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
13
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)
15
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)

47, 47, Gainsford Road, Walthamstow, E17 6QB45 homes
completed
WILLIAM MORRIS SCHOOL SITE, WILLIAM MORRIS SCHOOL SITE, GAINSFORD ROAD, E17 6QB20 homes
completed
Former Car Park Adjoining 7, Former Car Park Adjoining 7, Palmerston Road, Walthamstow, E17 6PQ9 homes
completed
32-34, 32-34, Coleridge Road, Walthamstow, E17 6QU9 homes
completed
109 - 113, 109 - 113, High Street, Walthamstow, E17 7DB8 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 6QB

Full postcodeE17 6QB
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWilliam Morris
Latitude51.587018
Longitude-0.028370
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