Waltham Forest

Data from Land Registry, ONS, Bank of England

Compare with another area →

Avg. price

£522,883

↑ +1.9% YoY

Affordability

14.35x

↓ price-to-earnings

Avg. rent

£1748/mo

↑ +2.1% YoY

Market outlook for Waltham Forest

Key indicators for buyers

Prices stable+1.9% YoYRelatively stable market

Very stretched14.3xImproving from 16.2x in 2022

Rates favourable3.97%2yr fixed, 75% LTV

Market quiet-6% YoYLess competition

Rents rising+2.1% YoYWaiting costs more (£1,748/mo)

The Waltham Forest market is moderately favourable for buyers. Affordability has improved from a peak of 16.2x in 2022 to 14.3x today. Rising rents (£1,748/mo, +2.1%) mean the cost of waiting is real.

Price trends

Average sale prices · HM Land Registry / UK HPI

£522,883

↑ +1.9% YoY

Affordability ratio

House price ÷ median earnings · ONS data

14.35x

price-to-earnings

A home in Waltham Forest costs 14.3x the local median salary — very stretched, improving from a peak of 16.2x in 2022.

Rental trends

Average monthly rent · ONS Private Rental Index

£1748/mo

↑ +2.1% YoY

Average monthly rent in Waltham Forest is £1,748, up 2.1% year-on-year. Rents have risen consistently over the past five years.

Monthly mortgage

2yr fixed · 75% LTV · 25yr term · BoE avg. rate

£2,063

per month at 3.97%

LTV

Term

Deposit (25%)

£131k

Stamp duty

£14k

Based on the average Waltham Forest price of £522,883 with a 25% deposit (£131k), a 2-year fixed mortgage at 3.97% costs around £2,063 per month.

Rent vs buy snapshot

Monthly cost comparison based on current data

Renting

£1,748

per month

0% equity built

Buying (mortgage)

£2,063

per month

£315 more than renting

Breakeven

12yr

to recoup deposit

vs renting + investing

Monthly mortgage payments (£2,063) are £315 more than renting (£1,748). However, buying requires an upfront deposit of £131k — it would take around 12 years to recoup that cost compared to renting and investing the difference.

Recent sales

Latest transactions · HM Land Registry Price Paid Data

Address	Type	Price	Date
1, BEACONSFIELD ROAD E10 5RD	Terraced	£750,000	28 Jan 2026
187, CLARKSON CRESCENT E17 3GY	Flat/Maisonette	£365,000	26 Jan 2026
72, BELVEDERE ROAD E10 7NP	Terraced	£770,000	23 Jan 2026
FLAT 1, 13, HOFFMANS ROAD E17 6ZE	Flat/Maisonette	£505,000	23 Jan 2026
3B, BARRETT ROAD E17 9ES	Flat/Maisonette	£530,000	23 Jan 2026
FLAT 5, DELAMERE COURT, 2, HAWKER PLACE E17 4GB	Flat/Maisonette	£275,000	23 Jan 2026
FLAT 1, 12, CART LANE E4 7DH	Flat/Maisonette

Explore postcodes in Waltham Forest

4postcode districts · Click for detailed prices

Data sources (all free & public): HM Land Registry Price Paid Data & UK House Price Index · ONS Housing Affordability Ratios · ONS Private Rental Index · Bank of England Quoted Household Interest Rates · HMRC Monthly Property Transactions