Wood Street · Waltham Forest · Walthamstow constituency · 51.58532, -0.00419

E17 9EX— Wood Street, Waltham Forest

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

The practical family move

 

Schools 75%Safety 70/100Transport 46/100Yield 6.33%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
60
Safety
70
Schools
90
Transport
46
Environment
69
Investment
61

The bottom line

E17 9EX offers exceptional schools (100% Good/Outstanding) and low crime at £275,000 median — a strong choice for Families.

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Location

E17 9EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-47.1% vs London avg
vs London income+7.6% vs London avg
vs London crime+44.0% vs London avg

Deep-dive guides for E17 9EX

🛡️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 9EX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Mary's CofE Primary School

Not yet inspected · 3 min walk

KS2: 110.9

★★

Secondary

Holy Family Catholic School

Good · Inspected Mar 2023 · 7 min walk

P8: +0.04A8: 45.7

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 · 9 min walk

5 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.8km

Crime is +44% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£275,000

Median sale price

Bottom 25% — 47% below London median

£275,000 is 47% below the London median (£520,000)

+19.6%

This year

Flat

Dominant type

Price history

5-year change
+14.1%
Sales (24 months)5
New build0.0%
Avg flat£275,000
Price per m²£6,707/m²
Price per ft²£623/ft²
Avg floor area41.7 m²

EPC breakdown

C
33%
D
27%
E
9%

Based on 69 properties · Confidence: high

Street mix

Terraced 1%Flat 99%

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

Stamp duty

Standard buyer£1,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

6.1×

Price-to-income

£1,376/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£104,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+6.3%

Total change

+450%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.8%

per year

Acceleration

-24.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £75k–£100k · 90 sales

Property Type Mix

Total: 90 sales

Terraced1.1%
Flat/maisonette98.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£50k£69k+37.5%3.5
Post-dot-com plateau2001–2004£72k£128k+76.6%7.5
Pre-crash peak2005–2007£130k£143k+9.6%5
GFC & correction2008–2012£128k£115k-9.8%1.5
Help-to-Buy recovery2013–2015£150k£185k+23.3%1.7
Brexit uncertainty2017–2019£275k£220k-20%2
Pandemic surge2020–2021£206k£241k+16.7%3
Rate-rise correction2022–2023£296k£268k-9.6%4
Current market2024–2026£251k£275k+9.7%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
6%
District
6.9%

CAGR over 25yr 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 Velocity100
Sales Volume15
Seasonal Timing0
Trend Position75

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

Nearby stations

Wood Street Rail StationWeaver
2 min walk
Wood StreetNational Rail
2 min walk
Walthamstow Central Rail StationWeaver
14 min walk
Walthamstow Central Underground StationVictoria
14 min walk
Walthamstow Queens Road Rail StationSuffragette
18 min walk
No bus stops within 400m

49

Walkability score

65

Footpaths (500m)

0

Santander docks (800m)

2.6 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

13

Car parks (800m)

6

EV chargers (800m)

Nearest car park239m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Brandon Road Carpark
239m

Connectivity

Broadband and mobile coverage

100%

Full fibre

17%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed167 Mbps
Median download192 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.6 km away✗ Not Green Belt✗ Not AONB8% 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

DR DHITAL PRACTICE

6 LINFORD ROAD, WALTHAMSTOW, E17 3LA

4 min walk

64%

Recommend GP

64%

Overall GP experience

15

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 649 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

134

Parks (1km)

27

Restaurants (800m)

21

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketMetro Food Centre · 527 m
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

1

Cinemas (2km)

198m

Post office

Nearby shops

Bayer Food Centre198 m
Clapton Craft219 m
Orzet Polski Sklep512 m
Welcome Food Centre559 m

Nearby cafes

The Old Station Yard Cafe130 m
Eggs & Bread181 m
Dudley's243 m
Moonlight Cafe247 m

Nearby restaurants

The Lacy Nook51 m
Mr Grill Peri-Peri184 m
Tandoori Night206 m
Charcoal Grill207 m

Nearby pubs

Clapton Craft215 m
The Flower Pot253 m
The Duke's Head310 m
Mother's Ruin Gin Factory322 m

Nearby gyms

Walthamstow Cricket Tennis and Squash Club358 m
Forest YMCA723 m

Nearby pharmacies

Well Pharmacy224 m

Nearby health

Reliable Scan Limited182 m
The Bailey Practice270 m
Dr. Dital Practice284 m
Addison Road Medical Practice499 m
Food hygiene (5-star)39% of 100

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
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

BARRETT ROAD (BLOCK D) MANAGEMENT COMPANY LIMITED
KENSINGTON AND CHELSEA PSYCHIATRY SERVICES LTD
LOUANT GROUP LTD
SUBTLE STUDIO LIMITED

Investment

Investment grade, yield and market outlook

61

Investment score

Good

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
6.3% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

60.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,937m
Crossrail 2 route3,838m

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%
Price vs London-47.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
11
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)
17
Largest scheme
436 homes · Marlowe Road Estate, Marlowe Road Estate, Marlowe Road, Walthamstow, E17
Pipeline pressure
NONE

Named schemes (500m)

Marlowe Road Estate, Marlowe Road Estate, Marlowe Road, Walthamstow, E17436 homes
completed
PART OF FORMER GOODS YARD, PART OF FORMER GOODS YARD, WOOD STREET, E17 3LX60 homes
completed
56 - 58, 56 - 58, Shernhall Street, Walthamstow, E17 9HP32 homes
completed
Wood Street Goods Yard, 186, Wood Street Goods Yard, 186, Wood Street, Walthamstow, E1724 homes
completed
89-91, 89-91, SHERNHALL STREET, E1714 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£275,000)

£1,250

Standard buyer

£0

First-time buyer

Save £1,250

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 9EX

Full postcodeE17 9EX
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWood Street
Latitude51.585323
Longitude-0.004193
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