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Waltham Forest
Waltham Forest is a London borough with a population of 278426.
Explore Waltham Forest: For families · For commuters · For investors
Waltham Forest is a London borough with a population of 278426. The median property price stands at 530000, having risen 15.4 per cent over five years. Terraced homes and flats dominate the housing stock at 34.7 per cent and 44.8 per cent respectively. The area has 88 schools including 50 primary and 16 secondary, with 30 rated good or better by Ofsted. Public transport is accessible, with 10 rail stations and a 19-minute commute from Wood Street Rail Station to London Liverpool Street. Employment stands at 63.2 per cent, with 37.6 per cent working from home. The population is diverse: 52.8 per cent white, 19.9 per cent Asian, 15.0 per cent Black, and 38.6 per cent born outside the UK. Air quality is moderate, with nitrogen dioxide at 18.2 and particulate matter at 8.4 annually. Crime rates recorded 2555 incidents in May 2026, equating to 9.2 per 1000 residents, with anti-social behaviour and violent crime the most frequent categories. Life expectancy is 80.8 years for males and 84.7 years for females.
Data updated 2026/27 (tax); 2025 (control). Waltham Forest, London — a free, sourced local-area report from Acreright. Every figure shows its source and date; where the data isn't reliable we say so rather than guess.
Within London, Waltham Forest ranks 20th cheapest of 33, 12th safest and 26th most affordable.
Sold prices in Waltham Forest have risen 9% over the last five years (UK House Price Index).
About 45% of neighbourhoods in England are more deprived than Waltham Forest (English Indices of Deprivation, decile 5 of 10, national basis). Little changed since 2019 (decile 4).
Of homes in Waltham Forest that changed hands in the last five years, 11.2% sold for less than the previous owner paid — 6.5 points below London (17.7%) (nominal, not inflation-adjusted). Across those resales the typical gain was 18.42% over 6.75 years held.
Investment context: a gross rental yield of about 4.6% (area median rent against the median sold price) — appraise a specific property at /appraisal/waltham forest.
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