Wood Street · Waltham Forest · Walthamstow constituency · 51.58056, -0.00238

E17 9DS— Wood Street, Waltham Forest

Location and area intelligence for E17 9DS, Wood Street, Waltham Forest

The family fortress

 

Schools 100%Safety 70/100Transport 39/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
70
Schools
60
Transport
39
Environment
78
Investment
42

The bottom line

E17 9DS offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

E17 9DS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+7.6% vs London avg
vs London crime+44.0% vs London avg

Deep-dive guides for E17 9DS

🛡️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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E17 9DS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Mary's CofE Primary School

Not yet inspected · 4 min walk

KS2: 110.9

—

Secondary

Leytonstone School

Not yet inspected · 10 min walk

P8: -0.14A8: 51.3

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

93.5 incidents per 1,000 residents

Higher crime than 70% of London
↑ Rising 292.9%

+38% vs borough

Crime by type

Anti-social behaviour23%
Other23%
Violence & sexual offences21%
Vehicle crime9%
Drug offences7%
Burglary7%
Theft6%
Robbery5%

Stop & search

1.7

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Leyton Fire Station · 2.2km

Crime is +44% above London average

Property

12 Jun

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£7,221/m²
Price per ft²£671/ft²
Avg floor area51 m²

EPC breakdown

B
13%
C
13%
D
23%
E
6%
F
4%
G
2%

Based on 61 properties · Confidence: high

Street mix

Terraced 40%Flat 36%Other 23%

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 costMedium
Rebuild cost estimate£127,500
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
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+6.7%

Total change

+475%

Market Activity

Price Velocity & Acceleration

Current Velocity

+49.4%

per year

Acceleration

-1.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 35 sales

Property Type Mix

Total: 35 sales

Terraced54.3%
Flat/maisonette45.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£50k£91k+81%1.5
Post-dot-com plateau2001–2004£62k£112k+80.6%2
Pre-crash peak2005–2007£142k£242k+70.8%2
Brexit uncertainty2019–2019£322k£322k+0%10
Pandemic surge2020–2021£128k£193k+50.7%2
Rate-rise correction2023–2023£288k£288k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-6% alpha

Weakest performer

Flat/maisonette

-22.8% alpha

Terraced-6% α
Local
8.1%
District
14.1%
Flat/maisonette-22.8% α
Local
-22.7%
District
0.1%

CAGR over 8yr 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 Timing3
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Leytonstone Underground StationCentral line
18.5 min walk
Wood Street→ Liverpool Street· 4 tph
21 min

Nearby stations

Wood Street Rail StationWeaver
8 min walk
Wood StreetNational Rail
8 min walk
Walthamstow Central Rail StationWeaver
15 min walk
Walthamstow Central Underground StationVictoria
16 min walk
Leyton Midland Road Rail StationSuffragette
16 min walk
No bus stops within 400m

35

Walkability score

88

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria52 min ↑
Waterloo57 min ↑
Canary Wharf54 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

14

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)10
Nearest car park121m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
The Boat House Car Park· yes
549m
🅿️
Brandon Road Carpark
749m

Connectivity

Broadband and mobile coverage

99%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 Mbps
Median download449 Mbps
Superfast coverage99%
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: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.3 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 34%
More green space than 91% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.4 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield847.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE ECCLESBOURNE PRACTICE

ECCLESBOURNE, 1 WARWICK TERRACE, LEA BRIDGE ROAD, LEYTON, E17 9DP

1 min walk

55%

Recommend GP

55%

Overall GP experience

15

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 457 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

90

Parks (1km)

13

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketMetro Food Centre · 1.1 km
3 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

1

Libraries (1km)

0

Cinemas (2km)

730m

Post office

Nearby shops

Bayer Food Centre719 m
Glade Food & Wine Ltd742 m
Clapton Craft745 m
Orzet Polski Sklep1.1 km

Nearby cafes

Urban Bites40 m
Bom Pecado62 m
Muzza94 m
Lamb's Cafe127 m

Nearby restaurants

Kabila Barbeque Restaurant73 m
Perfect Chicken100 m
Uffizi Pizzeria and Pasta Bar230 m
Made in Portugal293 m

Nearby pubs

The Raglan91 m
Mother's Ruin Gin Factory541 m
Pillars Brewery552 m
Trap Taproom560 m

Nearby gyms

Walthamstow Cricket Tennis and Squash Club545 m
Leyton Gym925 m
Leyton Leisure Centre936 m

Nearby pharmacies

Well Pharmacy751 m

Nearby health

Whipps Cross University Hospital457 m
The Bailey Practice498 m
Reliable Scan Limited570 m
Comely Bank Health Clinic584 m
Food hygiene (5-star)52% of 56

Business

Local businesses registered here

Active businesses
25
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
17
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ADI&LIZY LTD LTD
ALPINE MEDIA GROUP LIMITED
ARWACO TRADERS LIMITED
CLIENT DEPOSIT RESERVE LIMITED
DENNIS KIYAN LTD

+15 more

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

Rental market

High

Demand

Low

Void risk

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

43.1

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,535m
Crossrail 2 route4,039m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,783 nationally

2,354

Est. population

9,692/km²

62%

Employed

41%

Degree educated

£45,200

Median income

8.9%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

35

Community stability

Age profile

29%
23%
26%
15%
Under 1829%
18–3423%
35–4926%
50–6415%
65+7%

Tenure

19%
32%
38%
Own outright10%
Own (mortgage)19%
Private rent32%
Social rent38%
Shared ownership1%
Rent free0%

Ethnicity

27%
20%
18%
22%
White British27%
White Other20%
Asian18%
Black22%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine22%
No car household53%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Social rent38%
Private rent32%

vs. London

Income vs London+7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
8
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
60 homes · PART OF FORMER GOODS YARD, PART OF FORMER GOODS YARD, WOOD STREET, E17 3LX
Pipeline pressure
NONE

Named schemes (500m)

257-273, 257-273, Wood Street, Walthamstow, E1738 homes
completed
857, 857, Lea Bridge Road, Walthamstow, E17 9DS32 homes
completed
859, 859, Lea Bridge Road, Walthamstow, E17 9DS23 homes
completed
280, 280, WOOD STREET, E17 3NG20 homes
completed
275, 275, Wood Street, Walthamstow, E17 3NR17 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
43.0%
Ward turnout
35%
Election year
2022
MP
Ms Stella Creasy (Labour (Co-op))
MP majority
17,996
Constituency
Walthamstow

Councillors

Vicky Ashworth te VeldeLabour and Co-operative Party
Richard Charles SwedenLabour and Co-operative Party

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Key facts for E17 9DS

Full postcodeE17 9DS
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWood Street
Latitude51.580562
Longitude-0.002381
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