Wood Street · Waltham Forest · Walthamstow constituency · 51.58557, -0.00780

E17 9JB— Wood Street, Waltham Forest

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

The practical family move

 

Schools 75%Safety 66/100Transport 43/100Low yield 3.36%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
55
Safety
66
Schools
90
Transport
43
Environment
60
Investment
49

The bottom line

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

Less suited to Car-free commuters.

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Location

E17 9JB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-16.7% vs London avg
vs London crime+87.0% vs London avg

Deep-dive guides for E17 9JB

🛡️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 9JB 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 · 5 min walk

KS2: 104.5

★★

Secondary

Holy Family Catholic School

Good · Inspected Mar 2023 · 6 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 · 6 min walk

5 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

121.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 438.5%

+79% vs borough

Crime by type

Other32%
Violence & sexual offences25%
Anti-social behaviour20%
Drug offences7%
Vehicle crime6%
Theft5%
Burglary4%
Robbery3%

Stop & search

1.7

per 1,000 residents

→ Stable

trend

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.5km

Crime is +87% above London average

Property

Prices, sales volume and market trends

Avg floor area67.3 m²

EPC breakdown

C
4%
D
4%

Based on 8 properties · Confidence: low

Street mix

Flat 100%

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£168,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
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

2002–2023 · CAGR

+6%

Total change

+243%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.8%

per year

Acceleration

-5.44

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2003£122k£150k+23.2%1.5
Pre-crash peak2007–2007£227k£227k+0%1
GFC & correction2008–2009£250k£175k-30%1
Help-to-Buy recovery2013–2014£245k£275k+12.2%1
Brexit uncertainty2018–2019£385k£375k-2.6%1
Pandemic surge2021–2021£406k£406k+0%1
Rate-rise correction2023–2023£418k£418k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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
10.3 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
11 min walk
Walthamstow Central Underground StationVictoria
11 min walk
Walthamstow Queens Road Rail StationSuffragette
15 min walk
No bus stops within 400m

46

Walkability score

74

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 park125m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Brandon Road Carpark
394m
🅿️
Town Hall Car Park· yes
788m

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: 23.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 86% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.5 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 43%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.0 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

ADDISON ROAD MEDICAL PRACTICE

46 RAVENSWOOD ROAD, WALTHAMSTOW, E17 9LY

4 min walk

78%

Recommend GP

78%

Overall GP experience

13

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 594 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

133

Parks (1km)

34

Restaurants (800m)

21

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketMetro Food Centre · 559 m
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

331m

Post office

Nearby shops

Bayer Food Centre354 m
Clapton Craft357 m
Orzet Polski Sklep535 m
Welcome Food Centre574 m

Nearby cafes

The Rolling Scones Cafe173 m
The Old Station Yard Cafe351 m
Dudley's368 m
Moonlight Cafe368 m

Nearby restaurants

Greedy's198 m
The Lacy Nook303 m
Charcoal Grill357 m
The Brothers Fish Bar358 m

Nearby pubs

Malt Haus190 m
Mother's Ruin Gin Factory196 m
Trap Taproom202 m
Pillars Brewery209 m

Nearby gyms

Forest YMCA539 m
Walthamstow Cricket Tennis and Squash Club609 m
Waltham Forest Feel Good Centre950 m

Nearby pharmacies

Well Pharmacy359 m

Nearby health

The Bailey Practice196 m
Addison Road Medical Practice348 m
Comely Bank Health Clinic357 m
Dr. Dital Practice416 m
Food hygiene (5-star)46% of 123

Business

Local businesses registered here

Active businesses
2
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

COCOHUB LTD
FAIRWAYS OWNERS LTD.

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

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

30.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,841m
Crossrail 2 route3,586m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,147 nationally

1,729

Est. population

19,638/km²

63%

Employed

44%

Degree educated

£35,000

Median income

7.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

42

Community stability

Age profile

31%
27%
25%
Under 1831%
18–3428%
35–4925%
50–6413%
65+5%

Tenure

24%
17%
49%
Own outright7%
Own (mortgage)24%
Private rent17%
Social rent49%
Shared ownership3%
Rent free1%

Ethnicity

30%
13%
19%
23%
White British30%
White Other13%
Asian19%
Black23%
Mixed10%
Other5%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine21%
No car household56%
Unemployed8%
No qualifications18%

Housing tenure (Census 2021)

Social rent49%
Private rent17%

vs. London

Income vs London-16.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
24
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (3 years)
15
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
ST. MARYS CHURCH, ST. MARYS CHURCH, ORFORD ROAD, E1731 homes
completed
Garages R/O Kimm House, Adjacent Poplar and Astins Houses, Garages R/O Kimm House, Adjacent Poplar and Astins Houses, The Drive, Walthamstow, E1729 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 9JB

Full postcodeE17 9JB
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWood Street
Latitude51.585573
Longitude-0.007805
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