Neighbourhoods in Waltham Forest
Tap any row or map polygon to drill into that neighbourhood — hovering on desktop will preview the link before you click. Switch the tab strip above the table to focus on Affordability, Schools, Transport, Safety or Wealth — the columns swap and the default sort follows.
28 neighbourhoods · 146 sub-areas
Rent, scores and YoY change at a glance.
| South Chingford | £1,578 | +1.9% | 5 | 60 |
| Leyton South | £1,582 | +1.9% | 18 | 28 |
| Friday Hill | £1,631 | +1.9% | 31 | 53 |
| Highams Park West | £1,632 | +1.9% | 53 | 78 |
| Lea Bridge | £1,647 | +1.9% | 29 | 62 |
| Larkswood | £1,675 | +1.9% | 40 | 76 |
| Leytonstone North | £1,692 | +1.9% | 33 | 50 |
| Wood Street | £1,714 | +1.9% | 28 | 30 |
| William Morris | £1,714 | +1.9% | 16 | 59 |
| Chingford Mount | £1,715 | +1.9% | 25 | 60 |
| Chingford Green West | £1,719 | +1.9% | 19 | 64 |
| Walthamstow Market & South Grove | £1,722 | +1.9% | 15 | 20 |
| Blackhorse Road | £1,724 | +1.9% | 32 | 41 |
| Leytonstone South West | £1,737 | +1.9% | 65 | 75 |
| Leyton North | £1,737 | +1.9% | 36 | 68 |
| Lloyd Park | £1,755 | +1.9% | 22 | 36 |
| Higham Hill | £1,777 | +1.9% | 15 | 73 |
| Walthamstow Central | £1,783 | +1.9% | 26 | 53 |
| Leytonstone East | £1,789 | +1.9% | 22 | 18 |
| Fulbourne Road & Walthamstow Forest | £1,800 | +1.9% | 32 | 63 |
| Chingford Green East | £1,809 | +1.9% | 47 | 79 |
| Leyton East | £1,822 | +1.9% | 40 | 76 |
| Baker's Arms | £1,831 | +1.9% | 28 | 50 |
| Leytonstone South East | £1,854 | +1.9% | 33 | 62 |
| Markhouse & St James Park | £1,855 | +1.9% | 32 | 68 |
| Whipps Cross | £1,901 | +1.9% | 26 | 48 |
| Upper Walthamstow | £1,945 | +1.9% | 38 | 69 |
| Highams Park East | £1,953 | +1.9% | 45 | 71 |
Sources: ONS, MHCLG, DfT, DESNZ, Defra, Police.uk, Ofsted, Ofcom, HM Land Registry. Some columns (salary, council tax, HPI) are published at council-area level.
Where to look in Waltham Forest
Three short answers to "where should I focus?" in Waltham Forest. Each list is filtered from the same neighbourhood data above — the basis of each shortlist is stated above the list so you know what's been weighted.
Lowest estimated monthly rent. Rent is the LAD-published ONS PIPR median, scaled per neighbourhood by local sale prices (Land Registry).
Highest composite liveability — combines safety, schools, transport access and rental affordability into one 0–100 score (higher = more liveable).
Highest liveability per pound of rent — desirable areas where rent stays close to or below the Waltham Forest median.
Cost of living
Median rent and council tax across Waltham Forest.
Rent & price breakdownBy bedroom count · property type · affordability
Rent: ONS PIPR (council area). Council tax: VOA + MHCLG. Sale prices: HM Land Registry.
Safety in Waltham Forest
Crime in Waltham Forest runs at in line with the national average. Bottom quartile (#261 of 318 cities) The supporting per-1,000-residents-per-year rate is 87.0, averaged across the council area's neighbourhoods.
How crime is measured
What's counted. Incidents recorded by territorial police forces and published to data.police.uk each month. Rates use the latest 12 months of data divided by the area's mid-2024 ONS resident population — so the figure is reported incidents per 1,000 residents per year.
Anti-social behaviour is the largest category in most areas and is worth reading carefully — it's a community-reports bucket (noise, rowdiness, nuisance), not "crime" in the legal sense. ASB and shoplifting are weighted lower than violent offences in the safety score on each page.
Caveats. The denominator is residents, so workday and tourist destinations can look worse than they feel for someone living there. Greater Manchester forces stopped publishing to data.police.uk in 2020, so figures for those areas are intentionally blank rather than misleadingly low.
Crime detailTop crime types · safest neighbourhoods in this council area
Source: data.police.uk — incident counts adjusted for population, then averaged across the council area's neighbourhoods. National average = England + Wales population-weighted mean.
Schools in Waltham Forest
100% of schools serving Waltham Forest are rated Good or Outstanding by Ofsted. Best 5% nationally (#1 of 296 cities)
School breakdownOfsted distribution · best neighbourhoods for schools
Ofsted school inspection ratings, latest inspection per school.
Transport in Waltham Forest
Modelled door-to-door commute from this council area to nearby employment hubs. Closest first.
Transport detailAll city commute times · mode share · best-connected neighbourhoods
DfT Journey Time Statistics + ONS Travel-to-Work.
Job access from Waltham Forest
Waltham Forest has 0.32 jobs per resident locally. Bottom quartile
Job access detailReachability tiers · sector mix in this council area
ONS BRES (jobs density) + DfT job-accessibility minutes.
Frequently asked about Waltham Forest
Short answers to the questions we get most often. Each answer is anchored in the data above and links onward where you can dig deeper.
- What is the average rent in Waltham Forest?
- The median monthly rent across Waltham Forest is £1,753, based on ONS Private Rental Prices data. Individual neighbourhoods vary — see the shortlist above for the cheapest and most desirable areas.
- Where is the cheapest place to rent in Waltham Forest?
- The cheapest neighbourhood in Waltham Forest by estimated median rent is South Chingford at approximately £1,578/month. The full top-five cheapest list and our methodology are above.
- What's the best neighbourhood to live in Waltham Forest?
- By our composite liveability score (which blends safety, transport, schools, rent affordability and EPC), the top-ranked neighbourhood in Waltham Forest is Leytonstone South West at 65/100. The score is editorial; see /methodology/scoring/liveability for the formula.
- Is Waltham Forest a safe area?
- Waltham Forest has an average safety score of 56/100 across its constituent neighbourhoods (higher is safer). The score is the national percentile rank of police-recorded crimes per 1,000 residents per year, inverted so 100 means the safest 1% of England + Wales.
- What is council tax in Waltham Forest?
- The most common council tax band in Waltham Forest is not yet published, with the Band D annual charge currently around £1,876. Council tax is set at the local authority level so the same banding applies to every postcode within Waltham Forest.
- What is the average salary in Waltham Forest?
- The median annual resident salary in Waltham Forest is £37,971, per ONS ASHE 2025. This is salary for people who live in Waltham Forest, not for people who commute in to work there. Workplace median salary is published separately.
- What is the average house price in Waltham Forest?
- The average property price in Waltham Forest is approximately £525,119 according to HM Land Registry's House Price Index. Individual neighbourhoods vary — typically ±20% around this council area median.
- What's the rental yield in Waltham Forest?
- Gross rental yield in Waltham Forest is approximately 3.9% — the council-area level median rent annualised over the council-area level median sale price. Net yield (after agency, void, maintenance and tax) typically runs 30–40% lower.
- How long does it take to save a deposit in Waltham Forest?
- Saving a 10% deposit at the council area median sale price on the council area median salary, while putting away 10% of takehome pay each month, takes approximately 7.0 years in Waltham Forest. Faster if you save more, slower if rents are eating into savings.
- Is gigabit broadband available in Waltham Forest?
- 100% of premises in Waltham Forest are gigabit-capable per Ofcom Connected Nations 2025. Coverage is patchier in older terraces and rural fringes — check your specific postcode for service availability.
- What's the unemployment rate in Waltham Forest?
- 6.6% of 16-64 residents in Waltham Forest are on the DWP Claimant Count — Universal Credit while seeking work, or Jobseeker's Allowance. That's the live monthly local indicator. It's narrower than the ONS Labour Force Survey "ILO unemployment rate" (which counts anyone actively job-seeking on a separate denominator) and narrower again than Census 2021's "% unemployed" (which is calculated against all 16+ residents and so isn't directly comparable).
- How many neighbourhoods are in Waltham Forest?
- Waltham Forest contains 28 neighbourhood neighbourhoods covering 146 sub-areas (local areas). Browse the full list at the bottom of this page or use the neighbourhood map above to drill into a specific area.
What you need on day one
All sub-areas in Waltham Forest
Every local area, ordered by crawl priority. Most readers want the neighbourhood-level view — these are for deep-link cases or external search-engine arrivals.
- Waltham Forest 022B
- Waltham Forest 017D
- Waltham Forest 022C
- Waltham Forest 017E
- Waltham Forest 010B
- Waltham Forest 016D
- Waltham Forest 025E
- Waltham Forest 012B
- Waltham Forest 023D
- Waltham Forest 027F
- Waltham Forest 017C
- Waltham Forest 019E
- Waltham Forest 024D
- Waltham Forest 027C
- Waltham Forest 018B
- Waltham Forest 024C
- Waltham Forest 027B
- Waltham Forest 014B
- Waltham Forest 012E
- Waltham Forest 020A
- Waltham Forest 012C
- Waltham Forest 025C
- Waltham Forest 026D
- Waltham Forest 028C
- Waltham Forest 015D
- Waltham Forest 017B
- Waltham Forest 011E
- Waltham Forest 002C
- Waltham Forest 008E
- Waltham Forest 016F
- Waltham Forest 016E
- Waltham Forest 013B
- Waltham Forest 017A
- Waltham Forest 014F
- Waltham Forest 013E
- Waltham Forest 018D
- Waltham Forest 025A
- Waltham Forest 025D
- Waltham Forest 005B
- Waltham Forest 010A
- Waltham Forest 026A
- Waltham Forest 012A
- Waltham Forest 009C
- Waltham Forest 024B
- Waltham Forest 028E
- Waltham Forest 023B
- Waltham Forest 028F
- Waltham Forest 026E
- Waltham Forest 027D
- Waltham Forest 021C
- Waltham Forest 007F
- Waltham Forest 020D
- Waltham Forest 023C
- Waltham Forest 022E
- Waltham Forest 021D
- Waltham Forest 016A
- Waltham Forest 027E
- Waltham Forest 015C
- Waltham Forest 025B
- Waltham Forest 005C
- Waltham Forest 011D
- Waltham Forest 028B
- Waltham Forest 005E
- Waltham Forest 023A
- Waltham Forest 020C
- Waltham Forest 023E
- Waltham Forest 019D
- Waltham Forest 014D
- Waltham Forest 007A
- Waltham Forest 026C
- Waltham Forest 010D
- Waltham Forest 009D
- Waltham Forest 008B
- Waltham Forest 024A
- Waltham Forest 011C
- Waltham Forest 006D
- Waltham Forest 014A
- Waltham Forest 003A
- Waltham Forest 019B
- Waltham Forest 016C
Showing 80 of 146 sub-areas. Drill into any neighbourhood above for the full sub-area list.