Wood Street · Waltham Forest · Walthamstow constituency · 51.58156, -0.00312

E17 9HY— Wood Street, Waltham Forest

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

The family fortress

 

Schools 75%Safety 79/100Transport 41/100Low yield 3.36%

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
65
Safety
79
Schools
90
Transport
41
Environment
78
Investment
49

The bottom line

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

Less suited to Car-free commuters.

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Location

E17 9HY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highOwner occupiers / families
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 9HY

🛡️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 9HY 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 · 12 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 · 10 min walk

4 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

36.1 incidents per 1,000 residents

Better than 74% of London
↑ Rising 427.3%

from a low base — still below London average

-47% vs borough

Crime by type

Anti-social behaviour24%
Other21%
Violence & sexual offences19%
Drug offences12%
Vehicle crime9%
Burglary9%
Theft7%
Robbery0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 2.3km

Crime is 44% below London average

Property

Prices, sales volume and market trends

Avg floor area86 m²

EPC breakdown

C
1%

Based on 1 properties · Confidence: very_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£215,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band DAnnual charge £1,928
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2018 · CAGR

+9.2%

Total change

+480%

Market Activity

Price Velocity & Acceleration

Current Velocity

+131.8%

per year

Acceleration

-18.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 3 sales

Property Type Mix

Total: 3 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£88k£88k+0%1
Pre-crash peak2005–2005£220k£220k+0%1
Brexit uncertainty2018–2018£510k£510k+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
Walthamstow Central Underground StationVictoria line
13.8 min walk
Wood Street→ Liverpool Street· 4 tph
21 min

Nearby stations

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

37

Walkability score

70

Footpaths (500m)

0

Santander docks (800m)

2.4 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 park123m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
The Boat House Car Park· yes
631m
🅿️
Brandon Road Carpark
638m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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
NoiseLOW
none
Quieter 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: 58%
More green space than 91% 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

2 min walk

55%

Recommend GP

55%

Overall GP experience

14

GPs within 1km

1

Dentists within 1km

5

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 575 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

104

Parks (1km)

19

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketMetro Food Centre · 948 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)

614m

Post office

Nearby shops

Bayer Food Centre606 m
Clapton Craft631 m
Glade Food & Wine Ltd865 m
Orzet Polski Sklep935 m

Nearby cafes

Urban Bites104 m
Bom Pecado122 m
Lamb's Cafe157 m
Muzza167 m

Nearby restaurants

Kabila Barbeque Restaurant126 m
Perfect Chicken141 m
Made in Portugal171 m
Uffizi Pizzeria and Pasta Bar273 m

Nearby pubs

The Raglan73 m
Mother's Ruin Gin Factory431 m
Pillars Brewery445 m
Trap Taproom452 m

Nearby gyms

Walthamstow Cricket Tennis and Squash Club474 m
Leyton Gym989 m
Leyton Leisure Centre1.0 km

Nearby pharmacies

Well Pharmacy636 m

Nearby health

The Bailey Practice384 m
Reliable Scan Limited467 m
Comely Bank Health Clinic499 m
Addison Road Medical Practice507 m
Food hygiene (5-star)46% of 72

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

49

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

43.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,608m
Crossrail 2 route3,968m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,815 nationally

1,607

Est. population

15,226/km²

68%

Employed

54%

Degree educated

£45,200

Median income

4.1%

Claimant rate

Inner cityVery high densityOwner occupiers / families

52

Community stability

Age profile

26%
18%
27%
18%
Under 1826%
18–3418%
35–4927%
50–6418%
65+10%

Tenure

24%
42%
18%
15%
Own outright25%
Own (mortgage)42%
Private rent18%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

47%
15%
15%
White British47%
White Other15%
Asian15%
Black11%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine16%
No car household39%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent18%
Social rent15%

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)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
2
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)
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 9HY

Full postcodeE17 9HY
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWood Street
Latitude51.581564
Longitude-0.003116
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