Wood Street · Waltham Forest · Walthamstow constituency · 51.58318, -0.00905

E17 9LY— Wood Street, Waltham Forest

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

The practical family move

 

Schools 75%Safety 75/100Transport 40/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
66
Safety
75
Schools
90
Transport
40
Environment
68
Investment
40

The bottom line

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

Less suited to Car-free commuters.

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Location

E17 9LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.6% vs London avg
vs London crime-6.0% vs London avg

Deep-dive guides for E17 9LY

🛡️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 9LY 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 · 3 min walk

KS2: 104.5

—

Secondary

Walthamstow School for Girls

Not yet inspected · 5 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 · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.1 incidents per 1,000 residents

Better than 53% of London
↑ Rising 320.0%

-10% vs borough

Crime by type

Other25%
Violence & sexual offences20%
Anti-social behaviour18%
Vehicle crime13%
Drug offences9%
Burglary6%
Theft5%
Robbery5%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

3

Incidents (1yr)

25

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.6km

Crime is 6% below 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£8,799/m²
Price per ft²£817/ft²
Avg floor area96.9 m²

EPC breakdown

C
9%
D
17%
E
6%

Based on 32 properties · Confidence: high

Street mix

Semi 4%Terraced 77%Flat 19%

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£242,250
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.8%

Total change

+860%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.1%

per year

Acceleration

-29.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached4.3%
Terraced76.6%
Flat/maisonette19.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£78k£154k+97.2%1.8
Post-dot-com plateau2001–2004£155k£218k+40.6%3
Pre-crash peak2006–2006£282k£282k+0%1
GFC & correction2008–2012£283k£390k+38%2
Help-to-Buy recovery2013–2016£458k£357k-22.1%1.7
Brexit uncertainty2017–2018£728k£424k-41.8%3
Pandemic surge2020–2021£600k£439k-26.9%1.5
Rate-rise correction2022–2023£994k£880k-11.4%3.5
Current market2024–2025£950k£750k-21.1%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Weakest performer

Terraced

+0.2% alpha

Flat/maisonette+0.5% α
Local
2.6%
District
2.1%
Terraced+0.2% α
Local
9%
District
8.8%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing14
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
8.7 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
9 min walk
Walthamstow Central Underground StationVictoria
9 min walk
Walthamstow Queens Road Rail StationSuffragette
13 min walk
No bus stops within 400m

37

Walkability score

59

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

11

Car parks (800m)

8

EV chargers (800m)

Nearest car park65m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Brandon Road Carpark
629m

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: 8.2 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.9 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

0 min walk

78%

Recommend GP

78%

Overall GP experience

17

GPs within 1km

2

Dentists within 1km

6

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 870 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

116

Parks (1km)

29

Restaurants (800m)

13

Cafes (800m)

7

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketMetro Food Centre · 838 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

572m

Post office

Nearby shops

Bayer Food Centre586 m
Clapton Craft598 m
Station Food and Wine678 m
European Market686 m

Nearby cafes

The Rolling Scones Cafe111 m
The Deli314 m
The Village Bakery320 m
Hucks501 m

Nearby restaurants

Village Pizzeria183 m
The Village Kitchen228 m
New Oriental267 m
Biff's Jack Shack281 m

Nearby pubs

Pillars Brewery74 m
Trap Taproom80 m
Malt Haus91 m
Mother's Ruin Gin Factory95 m

Nearby gyms

Walthamstow Cricket Tennis and Squash Club721 m
Forest YMCA752 m
Leyton Gym1.0 km
Leyton Leisure Centre1.1 km

Nearby pharmacies

Well Pharmacy601 m

Nearby health

Addison Road Medical Practice87 m
Comely Bank Health Clinic89 m
The Bailey Practice143 m
Reliable Scan Limited584 m
Food hygiene (5-star)51% of 106

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

CARITAS HEALTH LTD
KILL YOUR DARLINGS PR LIMITED
LL PROJECTS LTD
LTC HEALTHCARE LIMITED
WALTHAMSTOW VILLAGE GARAGE LTD

+1 more

Investment

Investment grade, yield and market outlook

40

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

58.5

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,565m
Crossrail 2 route3,532m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,445 nationally

1,719

Est. population

17,360/km²

71%

Employed

62%

Degree educated

£45,200

Median income

3.3%

Claimant rate

Inner cityVery high densityYoung professionals

51

Community stability

Age profile

23%
20%
30%
17%
Under 1823%
18–3420%
35–4930%
50–6417%
65+10%

Tenure

23%
42%
21%
Own outright23%
Own (mortgage)42%
Private rent21%
Social rent12%
Shared ownership2%
Rent free0%

Ethnicity

54%
14%
13%
White British54%
White Other14%
Asian13%
Black8%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine12%
No car household38%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent21%
Social rent12%

vs. London

Income vs London+7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
18
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
2
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)
10
Largest scheme
436 homes · Marlowe Road Estate, Marlowe Road Estate, Marlowe Road, Walthamstow, E17
Pipeline pressure
NONE

Named schemes (500m)

56 - 58, 56 - 58, Shernhall Street, Walthamstow, E17 9HP32 homes
completed
ST. MARYS CHURCH, ST. MARYS CHURCH, ORFORD ROAD, E1731 homes
completed
JANE SABINA COLLARD'S ALM HOUSES, 1-25, JANE SABINA COLLARD'S ALM HOUSES, 1-25, MAYNARD ROAD, E1719 homes
completed
OLD TOWN HALL, 14B, OLD TOWN HALL, 14B, ORFORD ROAD, E1718 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

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Key facts for E17 9LY

Full postcodeE17 9LY
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardWood Street
Latitude51.583176
Longitude-0.009050
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