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Living In Walthamstow: Local Guide And Property Market

July 15, 2021

The name ‘Walthamstow’ derives from ‘Weald’ (which means ‘wood’), ‘Ham’ (which means ‘manor’ - also where the word ‘home’ originates), and ‘Stow’ (meaning ‘place’). The addition of the word ‘Stow’ was to distinguish it from nearby Waltham Cross and Waltham Abbey.

It was entered into the Doomsday Book of 1086 as ‘Wilcumestou’ - a farming community with a value of £28 and a population of just 82! The London Borough of Waltham Forest is now inhabited by 276,700 residents.

Walthamstow lies in the North-eastern corner of London, just over six miles from the centre of the city, and borders the edge of Epping Forest, Essex. Other neighbouring boroughs include Chingford (to the north), Woodford (to the east), Leyton (to the south), and the River Lea (to the west). Read on to find out about living in Walthamstow with our local guide and Walthamstow property market overview.

Walthamstow today

Once known for its leading London Greyhound racing stadium (which closed back in 2008 and was snapped up by a housing association), Walthamstow has recently been named one of six best places to live in London by The Sunday Times, thanks in large part to its thriving local businesses, conservation areas and cafes.

Walthamstow is also home to a Victorian reservoir of pretty lakes, the Walthamstow Wetlands Nature Reserve, and multiple nature trails, which are very popular with both walking and cycling enthusiasts.

Not so long ago, home-buyers were only predominantly interested in living in Walthamstow Village, a quick stroll east of the town centre, with its quaint medieval houses, pretty cottages, ancient church, and the independent shops lining Orford Road.

These days, though, the entire area has caught up, with restorations of the William Morris Gallery and Lloyd Park adding to the desirability of the borough’s green spaces and excellent schools. Living in Walthamstow is now a dream for many.

With the older generations now retiring to Essex, people in their mid-twenties to early thirties are moving in in their droves to the area, as better restaurants, pubs and independent shops keep popping up throughout the E17 postcode.

Living in Walthamstow

The borough is still home to its long-standing, traditional street market - which dates back all the way to 1885 - and stretching across a whole kilometer, it’s the longest street market in the whole of Europe.

There is also a pedestrianised zone between 10am and 10pm that features on the village high street as part of a ‘mini-Holland’ safety/traffic calming scheme.

Walthamstow has taken on a considerable transformation in recent years, revitalising its run-down image to emerge as an up-and-coming, trendy neighbourhood. ‘L Manze’, a pie and mash shop of traditional appeal, now morphs into a cocktail bar in the evening, called the ‘Jellied Eel’. Even through Covid, they continued locally delivering bottled cocktails such as the ‘Walnut Old Fashioned’, and the ‘Ruby Negroni.’


Walthamstow is in Zone 3, but commuters can use the Victoria line to be whisked into the West End in no time - Oxford Circus in 22 minutes and King’s Cross in 15 minutes. It also offers a night tube on Friday and Saturday nights, as well as regular trains that head to the city at Liverpool Street station.

Walthamstow property market: Sales

According to recent data, Walthamstow in East London is one of the most popular areas of the capital for homebuyers.

The average price of a residential property in the E17 postcode has increased significantly over the last decade - soaring to just shy of £500,000 in May 2021 from the £230,888 average of ten years ago.

Walthamstow’s property market growth is sticking to its upward trajectory, with the average sale price standing at £516,427 in July 2021 - an increase of 2.19% since April 2021, as well as a rise of almost 11% year-on-year when compared to July 2020.

Property prices in Walthamstow stand around £325,000 for a 1-bedroom flat, £550,000 for two bedroom properties, and £600,000 for 3-bedroom properties.

The area is also benefiting from an overspill from its neighbouring Islington and Hackney, where many are finding themselves being priced out of any chance of upsizing to a larger property. They are looking to Walthamstow for securing a residence in a neighbourhood with greener areas and a more suburban feel. Its popularity has also grown exponentially due to Londoners, scarred by the lockdowns, who are now prioritising space over city centrality.

Recent data also demonstrates a high demand for the area, with more than 2.7 million house-hunters registered to receive alerts for new Walthamstow property listings.

Walthamstow housing stock primarily features Edwardian and Victorian properties, particularly the purpose-built “Warner” flats, presenting as terrace houses but with two front doors - one for the downstairs flat and one for the upstairs flat, and both with their own gardens.

Walthamstow property market: Rental

Currently, rental prices in the area average at £1,150 pcm for a 1-bedroom property, £1,400 pcm for a 2-bedroom property, and £1,750 pcm for a 3-bedroom property. Our current data shows that rental prices in Walthamstow range between £203 and £523 weekly.

Read More: The Cheapest Places To Rent In London

Property for sale in Walthamstow

There’s a real mix of property for sale in Walthamstow. Walthamstow Office Manager Sean Hewitt says, “Walthamstow has a proper East End heart but a middle-class villagey feel, charming period property, an abundance of open space and fantastic links direct to Oxford Circus and Liverpool Street. This combination makes it the perfect place to live for couples starting out and young families alike. Walthamstow has a broad range of property styles with neat rows Victorian terraces and Ex warner style properties being some of the most popular on offer.”

2 Bedrooms, 1 Bathroom, Bakers Avenue, Walthamstow, E17, £350,000 (Leasehold)

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1 Bedroom, 1 Bathroom, St. Mary Road, Walthamstow Village, E17, £325,000 (Leasehold)

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1 Bedroom, 1 Bathroom, Cooper Avenue, Walthamstow, E17, £225,000 (Leasehold)

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Property for rent in Walthamstow

7 Bedrooms, 1 Bathroom, Eastfield Road, Walthamstow, E17, £610 per week (£2,650 pcm) tenancy info

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3 Bedrooms, 2 Bathrooms, Cameron Road, Seven Kings, IG3, £368 per week (£1,600 pcm) tenancy info

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2 Bedrooms, 1 Bathroom, Devonshire Road, Walthamstow, E17, £345 per week (£1,500 pcm) tenancy info

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Looking to rent, buy, sell or invest in Walthamstow?

If you are in the market for properties on the outskirts of the capital, Walthamstow is an up-and-coming area that you can’t afford to easily overlook. With plenty of families and young professionals moving in, the regeneration of the area coupled with its abundance of green spaces, charming markets and easy access to the city, it’s no wonder that the popularity of the area has been soaring.

Speak with our friendly Sales and Lettings Managers about renting, buying, selling or investing in Walthamstow today by calling 020 8520 5255.

You can also find out how much your Walthamstow (or other London-based) property is worth in just a few easy clicks with our online property valuation tool.View our complete list of properties to rent in Walthamstow and/or properties for sale in Walthamstow or its surrounding areas.

We already know how much your rental property is worth. Type your postcode to find out and get an online valuation within 60 seconds.

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