Wood Street · Waltham Forest · Walthamstow constituency · 51.57940, -0.00559

E17 9DZ— Wood Street, Waltham Forest

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

The practical family move

 

Schools 67%Safety 70/100Transport 37/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
55
Safety
70
Schools
90
Transport
37
Environment
69
Investment
44

The bottom line

E17 9DZ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 9DZ

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 9DZ

🛡️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🔒 Very Safe

“The practical family move”

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How E17 9DZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Henry Maynard Primary School

Good · Inspected Sept 2023 · 4 min walk

KS2: 104.5

—

Secondary

Walthamstow School for Girls

Not yet inspected · 11 min walk

P8: +0.46A8: 56.3

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 · 10 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Leyton Fire Station · 2.0km

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£11,382/m²
Price per ft²£1,057/ft²
Avg floor area61.7 m²

EPC breakdown

B
9%
C
15%
D
9%

Based on 33 properties · Confidence: high

Street mix

Terraced 6%Detached 6%Flat 77%Other 12%

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£154,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsAverage thermal transmittance 0.19 W/m²K
Roof(another dwelling above)
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

1999–2021 · CAGR

+6.4%

Total change

+294%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.6%

per year

Acceleration

-20.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 15 sales

Property Type Mix

Total: 15 sales

Detached6.7%
Terraced6.7%
Flat/maisonette86.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£69k£58k-15.3%1.5
Post-dot-com plateau2001–2003£125k£113k-10%1
Pre-crash peak2005–2007£418k£185k-55.7%1.3
GFC & correction2010–2011£169k£123k-27.2%1
Help-to-Buy recovery2014–2016£230k£317k+37.8%1
Brexit uncertainty2018–2018£328k£328k+0%1
Pandemic surge2021–2021£270k£270k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.9% alpha

Flat/maisonette+1.9% α
Local
15.1%
District
13.2%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
12.6 min walk
Wood Street→ Liverpool Street· 4 tph
21 min

Nearby stations

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

32

Walkability score

71

Footpaths (500m)

0

Santander docks (800m)

2.2 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria53 min ↑
Waterloo56 min ↑
Canary Wharf45 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

16

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)10
Nearest car park126m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
The Boat House Car Park· yes
758m
🅿️
Stanley Road Car Park· yes
760m

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed489 Mbps
Median download446 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.0 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.2 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

4 min walk

55%

Recommend GP

55%

Overall GP experience

16

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 569 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

90

Parks (1km)

26

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketMetro Food Centre · 1.2 km
7 tennis courts2 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)

557m

Post office

Nearby shops

Capital Fruit Market689 m
Glade Food & Wine Ltd775 m
Bayer Food Centre861 m
Clapton Craft884 m

Nearby cafes

Muzza163 m
Urban Bites229 m
Bom Pecado319 m
Lamb's Cafe384 m

Nearby restaurants

Uffizi Pizzeria and Pasta Bar29 m
Nan Thai146 m
Ocean Fish Bar151 m
Ohba Leaf264 m

Nearby pubs

The Raglan225 m
The Castle413 m
Pillars Brewery523 m
Mother's Ruin Gin Factory524 m

Nearby gyms

Leyton Gym695 m
Leyton Leisure Centre720 m
Walthamstow Cricket Tennis and Squash Club770 m
Anytime Fitness979 m

Nearby pharmacies

Well Pharmacy889 m

Nearby health

Comely Bank Health Clinic481 m
Addison Road Medical Practice493 m
The Bailey Practice508 m
Whipps Cross University Hospital569 m
Food hygiene (5-star)42% of 78

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

PIZZA ACADEMY LTD
SECRET GARDEN BAR & LOUNGE LTD
SHWCO LTD
UFFIZZI RESTAURANT LTD

Investment

Investment grade, yield and market outlook

44

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 months2

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

17/100

Velocity score

Future outlook

32.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,314m
Crossrail 2 route3,852m

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)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
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)
16
Largest scheme
71 homes · Whitehouse Estate, 38-42, 44-58 & 60-64, Whitehouse Estate, 38-42, 44-58 & 60-64, Leyton Green Road, Leyton, E10 6DG
Pipeline pressure
NONE

Named schemes (500m)

736, 736, Lea Bridge Road, Land adjacent to 2 Knotts Green Road, Leyton, E1035 homes
completed
LIVINGSTONE COLLEGE TOWERS, LIVINGSTONE COLLEGE TOWERS, ESSEX ROAD, E1033 homes
completed
857, 857, Lea Bridge Road, Walthamstow, E17 9DS32 homes
completed
859, 859, Lea Bridge Road, Walthamstow, E17 9DS23 homes
completed
685-697, 685-697, Lea Bridge Road, Leyton, E1020 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 9DZ

Full postcodeE17 9DZ
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWood Street
Latitude51.579403
Longitude-0.005592
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