Realvian
80
Score
80 out of 100
E17Strong liveabilityGreater London

Walthamstow, London

A long-running gentrification story in north-east London, with Victoria Line access and Europe's longest outdoor market. Better value than comparable zone-3 areas further west.

Average price
£528,000
Average rent
£1,980/mo
Gross yield
4.5%
5-year growth
+23.8%
Investment score
84/100
Yield, growth, tenant demand and supply pipeline combined
Time on market
33 days
Median across the last twelve months

How we scored it

Six dimensions,
one score.

The Realvian Score for Walthamstow is a weighted composite of the dimensions below, each normalised against national data so areas remain comparable across cities.

  • Schools
    81

    Ofsted ratings and catchment performance within 1.5 miles

  • Transport
    93

    Rail, tram and bus connectivity plus commute times to the city centre

  • Safety
    69

    Recorded crime per 1,000 residents, indexed against the national average

  • Green space
    78

    Parks, allotments and accessible open space within walking distance

  • Amenities
    85

    Shops, cafés, healthcare and leisure density

  • Affordability
    46

    Local price-to-earnings ratio against the regional median

Walthamstow against the london average

Strengths

  • Victoria Line — fast, reliable central access
  • Walthamstow Wetlands and Epping Forest nearby
  • Stronger growth than most inner-London areas

Things to weigh

  • Crime scores below the London average in parts
  • Rapid price appreciation may slow

Local services

Businesses serving Walthamstow

No local services listed for Walthamstow yet

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Location is real ONS data — liveability scores are still illustrative

Data updated 16 August 2026. Figures are indicative and derived from public sources including HM Land Registry, ONS and Police.uk. Not financial advice — verify independently before making a purchase decision.