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Waltham Forest Area Guide

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Waltham Forest Area Guide

The Location

Waltham Forest sits adjacent to the River Lea, one of the largest rivers in London and a major tributary to the Thames, and this North East London borough is popular with those looking for a slower pace of life. The area has a large commuter population taking advantage of its quick connections to the City with the Victoria Line taking travellers to Central London in just 20 minutes and the Overground conveniently running straight to Liverpool Street.

Housing Market

Average house price

£523k

Average growth per year

6.4%

London average house price

£549k

London average house price growth per year

4.5%

Source: Office for National Statistics
Note: The average house price as of December 2024.

Average monthly rent

£1,700

Average growth per year

3.5%

London average rent

£2,227

London average rental growth per year

3.1%

Source: Office for National Statistics
Note: The average local authority rental price as of January 2025.

household-delivery

Housing delivery

-646

Ten-year housing target

12,640

Three-year housing target

3,792

Total net additions since 2021

3,146

Source: CBRE Research, London Plan 2021, Ministry of Housing, Communities and Local Government
Note: Based on how many homes have been built to date relative to the borough's target in the London Plan.

Demographics

population-growth

Projected population growth

2%

London average

3%

Source: Experian
Note: The projected ten-year population growth.

household-growth

Projected household growth

7%

London average

6%

Source: Experian
Note: The projected ten-year growth of the number of households.

private-renters

Proportion of private renters

32%

London average

20%

Source: Experian
Note: The proportion of private rented households per local authority.

Lifestyle & Sustainability

Proportion of outstanding schools

24%

London average

29%

Source: Ofsted
Note: The proportion of total schools rated ‘Outstanding’ in each borough.

Green space

44%

London average

45%

Source: Greater London Authority (GLA)
Note: The proportion of green space by borough.

Sustainable homes

47%

London average

53%

Source: CBRE Research, Ministry of Housing, Communities, and Local Government (MHCLG)
Note: The proportion of homes that are rated EPC C or above.

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Living in Waltham Forest

This diverse borough was named London’s first ever ‘Borough of Culture’ in 2019. Traditionally popular with families, there are slightly more young people in Waltham Forest than average London boroughs, due to several high-achieving primary schools and 500 acres of green space. The borough is becoming increasingly popular with young professionals due to the affordable house prices, lower rents, and rising market. Walthamstow, the energetic heart of the borough, provides vibrant pubs, fantastic restaurants and numerous high street and independent shops.

Adaptive Spaces

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London's cityscape from above, with the River Thames winding through the heart of the city.

London Borough by Borough 2025

Welcome to our London Borough by Borough report, providing an in-depth analysis of every London borough's performance across key housing market indicators.

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Explore the different areas in London and what they have to offer you, our guides will help you decide which locations are best suited to your needs.

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Explore Area Guides by Borough

Barking and Dagenham
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