Forest · Waltham Forest · Leyton and Wanstead constituency · 51.58027, -0.00216

E17 9DW— Forest, Waltham Forest

Location and area intelligence for E17 9DW, Forest, Waltham Forest

The family fortress

 

Schools 100%Safety 69/100Transport 39/100Low yield 3.36%

Best for: Families, Owner-occupiers

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Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
69
Schools
60
Transport
39
Environment
77
Investment
50

The bottom line

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

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

E17 9DW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+0.5% vs London avg
vs London crime+57.0% vs London avg

Deep-dive guides for E17 9DW

🛡️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 9DW 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 · 5 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 13 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

102.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 844.4%

+50% vs borough

Crime by type

Other38%
Violence & sexual offences21%
Vehicle crime12%
Anti-social behaviour11%
Drug offences6%
Theft4%
Robbery4%
Burglary4%

Road safety

99

Road safety score

1

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.3km

Crime is +57% above London average

Property

Prices, sales volume and market trends

Avg floor area92.3 m²

EPC breakdown

D
3%
E
1%

Based on 4 properties · Confidence: low

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

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£230,750
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 DAnnual charge £1,928
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2019 · CAGR

+2.9%

Total change

+49%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.0%

per year

Acceleration

+60.76

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached25%
Terraced75%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2006£263k£250k-4.8%1.5
Brexit uncertainty2019–2019£390k£390k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
18.1 min walk
Wood Street→ Liverpool Street· 4 tph
21 min

Nearby stations

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

34

Walkability score

87

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 park142m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
The Boat House Car Park· yes
528m
🅿️
Brandon Road Carpark
783m

Connectivity

Broadband and mobile coverage

100%

Full fibre

86%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed443 Mbps
Median download425 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: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.3 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 37%
More green space than 90% 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 · 423 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

89

Parks (1km)

12

Restaurants (800m)

8

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)

764m

Post office

Nearby shops

Glade Food & Wine Ltd706 m
Bayer Food Centre753 m
Clapton Craft779 m
Orzet Polski Sklep1.1 km

Nearby cafes

Urban Bites67 m
Bom Pecado79 m
Muzza95 m
Lamb's Cafe139 m

Nearby restaurants

Kabila Barbeque Restaurant88 m
Perfect Chicken113 m
Uffizi Pizzeria and Pasta Bar228 m
Made in Portugal329 m

Nearby pubs

The Raglan122 m
Mother's Ruin Gin Factory574 m
Pillars Brewery585 m
Trap Taproom592 m

Nearby gyms

Walthamstow Cricket Tennis and Squash Club568 m
Leyton Gym909 m
Leyton Leisure Centre917 m

Nearby pharmacies

Well Pharmacy785 m

Nearby health

Whipps Cross University Hospital423 m
The Bailey Practice533 m
Reliable Scan Limited601 m
Comely Bank Health Clinic612 m
Food hygiene (5-star)49% of 51

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

LUCKYLAZ UK LIMITED

Investment

Investment grade, yield and market outlook

50

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

34

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,514m
Crossrail 2 route4,061m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,697 nationally

1,666

Est. population

11,582/km²

65%

Employed

49%

Degree educated

£42,200

Median income

5.9%

Claimant rate

Inner cityHigh densityEstablished mixed

51

Community stability

Age profile

26%
22%
24%
16%
Under 1826%
18–3422%
35–4924%
50–6416%
65+12%

Tenure

33%
37%
24%
Own outright33%
Own (mortgage)37%
Private rent24%
Social rent5%
Shared ownership1%

Ethnicity

28%
16%
32%
White British28%
White Other16%
Asian32%
Black11%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine17%
No car household31%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent24%
Social rent5%

vs. London

Income vs London+0.5%

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)

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
823, 823, Lea Bridge Road, Walthamstow, E17 9DS9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.9%
Ward turnout
30%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Marsela BerberiLabour
Zafran MalikLabour
Kastriot BerberiLabour

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Key facts for E17 9DW

Full postcodeE17 9DW
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardForest
Latitude51.580271
Longitude-0.002162
Parliamentary constituencyLeyton and Wanstead
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