Key indicators for buyers
The E17 market is moderately favourable for buyers. Prices have softened (-15.5%), which could present a buying opportunity. 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.
Yearly averages · HM Land Registry Price Paid Data
2026averages · HM Land Registry Price Paid Data
House price ÷ median earnings · ONS data
Affordability data shown for wider Waltham Forest area
A home in Waltham Forest costs 14.3x the local median salary — very stretched, improving from a peak of 16.2x in 2022.
Average monthly rent · ONS Private Rental Index
Rental data shown for wider Waltham Forest area
Average monthly rent in Waltham Forest is £1,748, up 2.1% year-on-year. Rents have risen consistently over the past five years.
2yr fixed · 75% LTV · 25yr term · BoE avg. rate
Based on the average Waltham Forest price of £483,554 with a 25% deposit (£121k), a 2-year fixed mortgage at 3.97% costs around £1,908 per month.
Monthly cost comparison based on current data
Uses E17 avg. price with Waltham Forest rental data
Monthly mortgage payments (£1,908) are £160 more than renting (£1,748). However, buying requires an upfront deposit of £121k — it would take around 10 years to recoup that cost compared to renting and investing the difference.
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
187, CLARKSON CRESCENT E17 3GY | Flat/Maisonette | £365,000 | 26 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 |
46, EXMOUTH ROAD E17 7QQ | Terraced | £535,000 | 20 Jan 2026 |
FLAT 7, CRAIG HOUSE, 263, HIGH STREET, WALTHAMSTOW E17 7FD | Flat/Maisonette | £470,000 | 19 Jan 2026 |
34, MACDONALD ROAD E17 4AZ |
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
Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.
The average property in E17 sold for £483,554 in 2026, with a median of £530,000 across 17 transactions. Prices fell 15.5% compared to the previous year.
| Terraced |
| £568,000 |
| 16 Jan 2026 |
18, HAROLDSTONE ROAD E17 7AW | Flat/Maisonette | £509,920 | 16 Jan 2026 |
218, QUEENS ROAD, WALTHAMSTOW E17 8PL | Terraced | £545,000 | 15 Jan 2026 |
36, BYRON ROAD E17 4SW | Terraced | £702,500 | 15 Jan 2026 |
FLAT 24, LITCHFIELD COURT, 2, GANDHI CLOSE E17 8LN | Flat/Maisonette | £255,000 | 14 Jan 2026 |
9, CHINGFORD ROAD E17 4PW | Flat/Maisonette | £165,000 | 14 Jan 2026 |
24, BYRON ROAD E17 4SW | Terraced | £575,000 | 9 Jan 2026 |
15C, VERULAM AVENUE E17 8ES | Flat/Maisonette | £550,000 | 9 Jan 2026 |
13, THE CRESCENT E17 8AB | Terraced | £705,000 | 6 Jan 2026 |
FLAT 10, CHURCHBANK, 1, TERESA MEWS E17 3BE | Flat/Maisonette | £330,000 | 6 Jan 2026 |
98, BERESFORD ROAD E17 4LW | Terraced | £635,000 | 6 Jan 2026 |
FLAT 28, HENLEY LODGE, 2, WILLOW WALK E17 7LB | Flat/Maisonette | £349,000 | 22 Dec 2025 |
FLAT 30, HENLEY LODGE, 2, WILLOW WALK E17 7LB | Flat/Maisonette | £350,000 | 19 Dec 2025 |
112, HIBBERT ROAD E17 8HF | Terraced | £450,000 | 19 Dec 2025 |
The most recent recorded sale in E17 was a flat/maisonette property on Clarkson Crescent for £365,000 in January 2026. Across the last 20 sales, the median price was £509,920.