Waltham Forest Area Guide

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.

Property market

£508k Average house price
£1,400 Average Rent, 2 Bed
4% Average yield
21% Price growth over last 5 years
17% Price growth 5-years forecast
18% Rental growth over last 5 years
13% Rental growth 5-years forecast


13 Number of ‘Outstanding’ primary schools
2 Number of ‘Outstanding’ secondary schools
335 Restaurants and cafes
1,360 Number of shops
35% Proportion of open space
14 Number of stations
2 PTAL (Public Transport Accessibility Level)

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.




  • Average house prices 2% lower than the London average
  • Average rent for a 2-bed flat is 22% lower than the London average
  • House price growth over the last 5 years was 21%, higher than London at 10%. However, over the next 5 years, house price growth is expected to be 17%, lower than London at 19%
  • Average asking rents grew 18% over the last 5 years, higher than London at 14%
  • Over the next 5 years average rents are predicted to grow by 13%, lower than London at 14%

Europe's longest daily street market is found at Walthamstow Market.

Waltham Forest's new Wetlands Centre must be one of the best in the country, with free access and unrivalled views back to the City. My two standouts have to be the new Boxpark with its fabulous varied cultural events and the Bee Company with their small outlet. The honey is collected from over 250 hives across the Capital!

London boroughs

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  • Average 2-bed yield is calculated by REalyse using median 2-bed asking rent and median 2-bed sales prices.  
  • Rental growth over the last five years is for all property (not 2-beds).
  • All data is the latest available as of January 2022.
  • PTAL – Transport for London's (TFL) Public Transport Accessibility Levels (PTALs) are a detailed and accurate measure of the accessibility of a point to the public transport network, taking into account walk access time and service availability. Each area is graded between 0 and 6b, where a score of 0 is very poor access to public transport, and 6b is excellent access to public transport.




  • Average Price – ONS, October 2021
  • Asking rent – Realyse, December 2021
  • Yield – Realyse, December 2021
  • House price and rental forecasts – CBRE Research
  • Outstanding primary and secondary schools – OFSTED (December 2021)
  • Number of cafes and restaurants – ONS (2020)
  • Number of shops – ONS (2021)
  • Open space – GiGL (2015)
  • Number of stations – TfL (2015)
  • PTAL – TfL (2015)