What's the median rent in Waltham Forest 008D?

The median monthly rent across Waltham Forest 008D is £1,753.

How safe is Waltham Forest 008D?

Waltham Forest 008D has a safety score of 85/100 out of 100, where higher is safer.

How well-connected is Waltham Forest 008D?

Transport score: 88/100. Combines public transit access and walkability.

Which neighbourhood is Waltham Forest 008D part of?

Waltham Forest 008D sits inside the Highams Park West neighbourhood, in Waltham Forest, London.

Sub-area · Highams Park West · Waltham Forest · London

Living in Waltham Forest 008D

Part of Highams Park West · 1,773 residents

Waltham Forest 008D is a sub-area in Highams Park West, Waltham Forest that skews under 18 and owner-occupied dominant. Median rent sits at £1,753 a month, up 1.9% on the year, with council tax in band D adding roughly £199/mo. Safety ranks in the bottom half of UK sub-areas (74th percentile nationally). Gigabit broadband reaches 100% of premises.

Median rent

£1,753+1.9%

vs last year

ONS Rent Index (PIPR) · Mar 2026

Liveability

71/100

Composite score

Safety

85/100

Higher is safer

Police.uk crime data · Feb 2026

Transport

88/100

Transit + walk

Schools

82/100

Ofsted-weighted

Broadband

100%

gigabit-ready

Ofcom Connected Nations 2025 · 2025

Who lives here

Age structure, tenure mix and dwelling type from Census 2021.

Age structure

Under 1824%

18–3421%

35–4923%

50–6419%

65+14%

Population1,773

Tenure & housing type

Owner-occupied66%

Private rent17%

Social rent13%

Flats29%

Terraced54%

Semi-detached14%

Detached3%

Detailed community breakdownHouseholds · ethnicity · religion · country of birth · health · qualifications

Household composition

One person22%Couple with children23%Lone parent17%Other13%

Ethnic mix

Diversity index 63.90

White55%Asian20%Black11%Mixed7%Other8%

Religion (Census 2021, voluntary question)

Christian43%Muslim17%No religion25%Other8%

Country of birth

Born in UK69%

Born outside UK31%

General health (self-reported)

Good86%Fair11%Bad4%

Disability prevalence13%

Education attainment (residents 16+)

Degree or above36%

Apprenticeship4%

No qualifications20%

Source: ONS Census 2021 (TS001 / TS006 / TS044).

Cost

An all-in monthly cost estimate for Waltham Forest 008D comes to about £2,060 — combining rent, council tax (band D), and an EPC-based utility estimate.

Affordability score

20/100· 14th percentile nationally

All-in monthly

£2,060

Rent + council tax + utility estimate

Median rent (any size)£1,753/mo+1.9%

2-bed median rent£1,713/mo

Council tax (estimated)£2,308/yr

Sale price (median)£505,000+2.5%

Price-to-earnings13.3×

Rent / take-home55%

EPC median bandC

Yield (gross BTL)4.1%

Detailed cost breakdownRent by bedroom & property type · sale prices · affordability

Rent by bedroom count

median monthly

1 bed£1,392/mo

2 bed£1,713/mo+1.9%

3 bed£2,008/mo

4 bed£2,556/mo

Rent by property type

median monthly

Detached£2,129/mo

Semi-detached£2,294/mo

Terraced£2,035/mo

Flat£1,585/mo

Sale price by property type

HPI average price

All properties (HPI avg)£525,119+2.5%

Detached£1,041,473

Semi-detached£798,156

Terraced£619,059

Flat£387,430+0.1%

Sales (Land Registry, lifetime)14

Lower quartile sale£410,000

Upper quartile sale£700,000

Affordability & running costs

Years to save 10% deposit6.6 yr

Mortgage (25y, 5%)£2,657/mo

Price / earnings (HPI vs ASHE)13.8×

Council tax — Band D billing£1,876/yr

Council tax — Band D incl. precepts£2,387/yr

Modal council tax bandD

Fuel poverty (LILEE)11.0%

EPC homes rated A/B7%

Source: Rent: ONS PIPR, May 2026. Council tax: VOA + MHCLG. Sale prices: HM Land Registry.

Property

EPC band distribution, council tax band mix and recent supply per 1,000 residents.

EPC median

C band

Modal council tax bandD

Completions / 1,0003.8

Detailed housing breakdownCouncil tax bands · EPC stock · supply pipeline

Council tax band distribution

670 dwellings · VOA CTSOP

Band B10%Band C25%Band D48%Band E15%

Modal bandD

Total dwellings670

Band D — billing only£1,876/yr

Band D — incl. all precepts£2,387/yr

Estimated for this local area's mix£2,308/yr

EPC stock

Median EPC bandC

% rated A or B7%

EPC certificates lodged28

Housing supply pipeline

MHCLG, FY 2024-25, council-area level fanned to local area

Completions (annual)390

Starts (annual)180

Completions / 1,000 households3.8

Pipeline ratio (starts / completions)0.46

Source: EPC: MHCLG bulk download. Council tax bands: VOA CTSOP 1.1.

Safety

How crime here compares to the England + Wales average. The raw rate per 1,000 residents per year is shown alongside for reference.

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.

Safety score

85/100· 74th percentile nationally

Total / 1k / yr41.674th percentile nationally

Violent / 1k / yr12.4

Burglary / 1k / yr2.8

ASB / 1k / yr12.4

All crime categories14 categories ranked by local rate

Incidents per 1,000 residents per year

Sorted high → low. Hover any category for what it covers.

Violent & sexual offences

12.4

Anti-social behaviour

12.4

Drugs

5.1

Vehicle crime

4.5

Burglary

2.8

Criminal damage & arson

2.2

Public order

0.6

Other theft

0.6

Theft from the person

0.6

Other crime

0.6

Personal safety (composite)

Personal-safety index per 1k12.4

IMD crime sub-domain (lower = safer)0.12

Source: Crime: data.police.uk monthly counts, normalised by population. National avg = England + Wales population-weighted mean.

Transport

Distance to the nearest rail station, plus modelled commute time to a major employment centre.

Transport score

88/100· 78th percentile nationally

Nearest rail996 m (Highams Park)

Nearest tube/metro3.0 km

PT to 5,000+ jobs hub—

Drive to 5,000+ jobs—

Detailed transport breakdownCity commutes · job accessibility · how residents travel to work

Commute time to major cities

public transport, off-peak typical

London

13 min

Birmingham

108 min

Bristol

120 min

Cardiff

141 min

Sheffield

149 min

Manchester

158 min

Leeds

160 min

Liverpool

168 min

Edinburgh

274 min

Glasgow

303 min

Job accessibility from this area

Minutes to reach N jobs by car / public transport

Drive — 100 jobs reachable6 min

PT — 100 jobs reachable4 min

Drive — 500 jobs reachable7 min

PT — 500 jobs reachable6 min

Drive — 5,000 jobs reachable11 min

PT — 5,000 jobs reachable21 min

How residents travel to work

Census 2021 mode share

Car35%Public23%Active8%WFH33%

Source: Rail: National Rail / TfL ATCO. Commute: DfT Journey Time Statistics.

Schools

Distribution of Ofsted ratings amongst schools serving this area.

School score

82/100

Outstanding—

Good—

Schools in catchment—

Nearest outstanding596 m

Detailed school breakdownFull Ofsted distribution · distances · catchment counts

Ofsted rating distribution

schools whose postcode falls in this local area

Outstanding (count)—

Good (count)—

Requires improvement (count)—

Inadequate (count)—

Schools within walking distance

Schools within 2 km24

Good or outstanding within 2 km8

% within 2 km that are good/outstanding33%

Nearest school320 m

Nearest good or outstanding320 m

Nearest outstanding596 m

Source: Ofsted school inspection ratings, latest inspection per school.

Jobs

Local jobs density and pay levels. Workplace pay reflects what jobs in this area pay; residence pay reflects what residents earn.

Jobs per resident0.32

Median salary£37,971/yr

Workplace salary£28,880/yr

Claimant count6.6%-0.4pp

Detailed jobs & earnings breakdownSector mix · pay percentiles · economic activity · occupations · qualifications

Jobs by sector

% of local jobs (BRES — figure is the same across all neighbourhoods in this council area)

Retail & hospitality

20.1%

Health & social care

14.2%

Education

10.7%

Tech & ICT

5.4%

Construction

5.2%

Professional & business svcs

3.7%

Manufacturing

2.9%

Finance & insurance

0.6%

Total jobs (latest)104,000

Jobs growth — 5 year+13.0%

Jobs growth — year on year-8.0%

Net commute flow88,325

Pay percentiles — what residents earn

ASHE residence analysis, gross earnings

Lower quartile (annual)£25,199/yr

Median (annual)£37,971/yr

Mean (annual)£45,514/yr

Upper quartile (annual)£59,046/yr

Median weekly£747/wk

Median hourly£20.50/hr

Pay percentiles — what local jobs pay

ASHE workplace analysis

Lower quartile (annual)£14,487/yr

Median (annual)£28,880/yr

Mean (annual)£33,004/yr

Upper quartile (annual)£42,337/yr

Median weekly£580/wk

Median hourly£16.40/hr

Economic activity (Census 2021)

ILO unemployment 6.5% · 16+ residents

ILO unemployment rate: 6.5% · 65% economically active — Unemployed as a share of the economically active population (employed + job-seeking), matching the ONS Labour Force Survey definition. Inactive residents are excluded from the denominator.

Employed60%Unemployed4%Inactive35%

Census 2021 TS066: all residents aged 16+ split into three non-overlapping groups. Inactive covers students, retirees, full-time carers and the long-term sick — together these bars always sum to 100%. The ILO unemployment rate above strips out inactive residents, giving a figure comparable to the national headline rate.

Working-age population1,118

DWP claimants (people)12,845

DWP claimant rate6.6%

Claimant YoY change-0.4pp

DWP claimant count tracks 16-64 residents on Universal Credit while seeking work, or Jobseeker's Allowance. It's narrower than Census "unemployed" (which includes anyone actively job-seeking, claiming or not) but updates monthly so it's the most current local indicator.

Occupation mix

working residents

Professional43%Service18%Manual17%

Qualifications

Census 2021, residents 16+

Degree or above36%

Apprenticeship4%

No qualifications20%

Source: ONS Annual Survey of Hours and Earnings + Business Register and Employment Survey + DWP claimant count.

Connectivity

Share of premises with each broadband tier available, latest Ofcom Connected Nations data.

Gigabit availability

100%

Ultrafast (≥100 Mbit/s)100%

Superfast (≥30 Mbit/s)100%

Below USO (<10 Mbit/s)0.0%

Sub-2 Mbit/s0.0%

Broadband + mobile coverage detailGranular speed tiers · 4G / 5G indoor & outdoor

Fixed-line broadband — coverage by tier

Gigabit-capable100%

≥300 Mbit/s available100%

Ultrafast (≥100 Mbit/s)100%

Superfast (≥30 Mbit/s)100%

Below USO (<10 Mbit/s)0.0%

Sub-2 Mbit/s premises0.0%

Mobile coverage

Ofcom Connected Nations 2025

4G indoor — any operator100%

4G indoor — all operators95%

5G outdoor — any operator100%

Voice indoor — any operator100%

Source: Ofcom Connected Nations 2025, postcode-level coverage aggregated to local area.

Environment

Air quality (annual mean concentrations), flood risk, and walkable greenspace.

PM2.5 annual mean—

NO₂ annual mean—

Flood risk zone2

Greenspace within 300m95%

Parks within 1km8.8

Detailed environment breakdownGreenspace access · AHAH composite indices

Greenspace access (ONS, April 2020)

Distance to nearest greenspace207 m

Greenspaces within 1 km8.8

Combined greenspace area18.0 ha

Postcodes within 300 m of a park95%

AHAH — Access to Healthy Assets & Hazards

CDRC national percentile, higher = healthier neighbourhood

Overall AHAH

92 pct

Health services

9 pct

Green & blue space

57 pct

Air quality

95 pct

Retail hazards

94 pct

Source: Air: Defra UK-AIR PCM Background. Flood: Environment Agency. Greenspace: ONS access study (April 2020).

Healthcare

Walking distance to the nearest GP, hospital and dentist.

Nearest GP402 m

Nearest hospital3.6 km

Nearest dentist272 m

Fuel poverty11.0%

Detailed healthcare breakdownGP capacity · counts within walking distance · dental supply

GP supply

GP practices within 1 km6

GP practices within 3 km33

Patients per local GP4,593

Catchment concentration (HHI)2,052

Dental & hospital supply

Dentists within 3 km24

Dental UDA / 1k pop (ICB level)1375

Hospitals within 5 km5

Nearest urgent care3.3 km

Population health context

Self-reported good health86%

Self-reported bad health4%

Disability prevalence13%

IMD health sub-domain-0.39

Source: NHS ODS / CQC Locations + nearest-feature distance from local area centroid.

Editorial

Going deeper

Long-form analysis. Tap any heading to expand.

What's it like to rent in Waltham Forest 008D?

Waltham Forest 008D sits inside Highams Park West, part of the wider Waltham Forest council area in London. Editorial copy will replace this scaffold once the team has reviewed the area in person — until then the data tabs above are the authoritative reference.

Strengths and trade-offs

Read the dimensional ranks above for the canonical view of where this sub-area excels and where it lags. Any qualitative spin should follow from those numbers.

Who is Waltham Forest 008D for?

Renters most likely to thrive here are those whose priorities align with the area's strongest scores. The demographics tab gives the clearest read — age profile, tenure mix and household composition are usually the best predictor of who'll feel at home on which streets.

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Frequently asked

What's the median rent in Waltham Forest 008D?: The median monthly rent across Waltham Forest 008D is £1,753.
How safe is Waltham Forest 008D?: Waltham Forest 008D has a safety score of 85/100 out of 100, where higher is safer.
How well-connected is Waltham Forest 008D?: Transport score: 88/100. Combines public transit access and walkability.
Which neighbourhood is Waltham Forest 008D part of?: Waltham Forest 008D sits inside the Highams Park West neighbourhood, in Waltham Forest, London.

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