Wood Street · Waltham Forest · Walthamstow constituency · 51.58285, -0.00362

E17 9HL— Wood Street, Waltham Forest

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

The family fortress

 

Schools 75%Safety 70/100Transport 43/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
59
Safety
70
Schools
90
Transport
43
Environment
77
Investment
42

The bottom line

E17 9HL offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E17 9HL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E17 9HL

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

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“The family fortress”

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How E17 9HL 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 · 1 min walk

KS2: 110.9

★★

Secondary

Holy Family Catholic School

Good · Inspected Mar 2023 · 10 min walk

P8: +0.04A8: 45.7

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 9 min walk

6 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leyton Fire Station · 2.4km

Crime is +44% above London average

Property

2 Jul

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£5,748/m²
Price per ft²£534/ft²
Avg floor area87.9 m²

EPC breakdown

C
4%
D
10%

Based on 14 properties · Confidence: medium

Street mix

Terraced 82%Flat 18%

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£219,750
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (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

1995–2025 · CAGR

+6.9%

Total change

+644%

Market Activity

Price Velocity & Acceleration

Current Velocity

-44.6%

per year

Acceleration

-66.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 15 sales

Property Type Mix

Total: 15 sales

Terraced86.7%
Flat/maisonette13.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£170k+172%1
Post-dot-com plateau2002–2004£160k£234k+46.7%2
Pre-crash peak2006–2006£270k£270k+0%1
GFC & correction2008–2008£283k£283k+0%1
Help-to-Buy recovery2014–2014£440k£440k+0%1
Pandemic surge2020–2021£690k£840k+21.7%1.5
Current market2025–2025£465k£465k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.3% alpha

Terraced+1.3% α
Local
8.5%
District
7.2%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
13.2 min walk
Wood Street→ Liverpool Street· 4 tph
21 min

Nearby stations

Wood Street Rail StationWeaver
5 min walk
Wood StreetNational Rail
5 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

41

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

2.5 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

12

Car parks (800m)

10

EV chargers (800m)

Nearest car park247m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Brandon Road Carpark
497m
🅿️
The Boat House Car Park· yes
727m

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed478 Mbps
Median download441 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: 8.4 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.3 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

14

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 712 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

114

Parks (1km)

22

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketMetro Food Centre · 803 m
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)

1

Cinemas (2km)

470m

Post office

Nearby shops

Bayer Food Centre463 m
Clapton Craft488 m
Orzet Polski Sklep789 m
Welcome Food Centre836 m

Nearby cafes

Urban Bites251 m
Bom Pecado253 m
Lamb's Cafe260 m
Muzza308 m

Nearby restaurants

Made in Portugal62 m
Kabila Barbeque Restaurant252 m
Perfect Chicken256 m
The Sultan269 m

Nearby pubs

The Raglan210 m
Mother's Ruin Gin Factory333 m
Pillars Brewery352 m
Trap Taproom357 m

Nearby gyms

Walthamstow Cricket Tennis and Squash Club396 m
Forest YMCA954 m

Nearby pharmacies

Well Pharmacy493 m

Nearby health

The Bailey Practice276 m
Reliable Scan Limited342 m
Comely Bank Health Clinic448 m
Addison Road Medical Practice453 m
Food hygiene (5-star)42% of 82

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

A

High street health

Registered businesses

RV PROFESSIONAL SERVICES LIMITED

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

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

45.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,716m
Crossrail 2 route3,909m

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)
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)

PART OF FORMER GOODS YARD, PART OF FORMER GOODS YARD, WOOD STREET, E17 3LX60 homes
completed
257-273, 257-273, Wood Street, Walthamstow, E1738 homes
completed
857, 857, Lea Bridge Road, Walthamstow, E17 9DS32 homes
completed
Wood Street Goods Yard, 186, Wood Street Goods Yard, 186, Wood Street, Walthamstow, E1724 homes
completed
859, 859, Lea Bridge Road, Walthamstow, E17 9DS23 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 9HL

Full postcodeE17 9HL
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWood Street
Latitude51.582850
Longitude-0.003623
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