Property investment stats for Upper Walthamstow, East London
A complete guide to property investment in Upper Walthamstow.
Last updated: 18 September 2025
Investment summary
Upper Walthamstow sits in a lively corner of East London, attracting a notably young and family-oriented crowd. The area has a high proportion of families (in the 85th percentile) and a strong presence of people aged 30 to 40 (94th percentile), with owner-occupation much lower than the national average (9th percentile); private renting is high (78th percentile), which is typical for London but still worth noting. The average rental yield stands at 5.4%, which is attractive for landlords, especially when combined with the quick turnaround of properties — homes here spend a median of 39 days on the market. However, capital values have changed by -6.2% over the past year and by -0.9% annually over three years, so recent capital appreciation has not been a strong suit.
Affordability is a familiar London story: the price-to-income ratio is 8.0, and the rent-to-income ratio is 33.9%, both high but in line with what you'd expect for this part of the city. Median asking prices for a three-bedroom house are £750,000 and for a two-bedroom flat £475,000, while rents are £2,800 and £1,400 respectively.
Key investment stats for Upper Walthamstow
Median price per sq ft
£601 / sq ft
Average rental yield
5.4%
Capital growth (1y)
-6.2%
Sales in past year
124
* Property stats calculated for last full calendar year (2024).
Live property stats in Upper Walthamstow
Live prices in Upper Walthamstow, East London
* Extreme prices clipped for legibility
Properties for sale
Median price
£412,500
25% of properties below...
£352,500
75% of properties below...
£525,000
Most expensive property
£1,325,000
Live listings
74
Median days on market
39
Should you invest in Upper Walthamstow?
Opportunities
- The area offers strong rental yields of 5.4%, making it appealing for investors focused on income.
- With homes selling in a median of 39 days, liquidity is better than in many other parts of London.
- The high proportion of families and younger professionals suggests ongoing demand for both rental and sales properties.
Risks
- Capital values have changed by -6.2% over the past year and -0.9% annually over three years, so investors seeking capital growth should be cautious.
- The price-to-income ratio of 8.0 and rent-to-income ratio of 33.9% signal that affordability is stretched, which could dampen future demand from both buyers and renters.
- A high level of social rented housing (95th percentile) may limit the size of the private market for investors.
Outlook
Rental demand in Upper Walthamstow looks set to remain robust, given the area's strong showing for families and young professionals. The private rental sector is well established (78th percentile), and with yields at 5.4%, investors can expect steady income. However, the lack of capital growth — -6.2% over the past year and -0.9% over three years — means that this area is unlikely to deliver big gains from rising house prices in the short term.
Liquidity is a plus, with properties selling in a median of 39 days. Affordability remains stretched, but that's par for the course in London. The outlook is steady rather than spectacular: Upper Walthamstow should suit investors who value income and stability over rapid price rises.
Property market trends in Upper Walthamstow
Average yield (%)
* 2025 data for YTD
Median price per sq ft (£/sq ft)
* 2025 data for YTD
Live properties in Upper Walthamstow
Investment properties in Upper Walthamstow, East London
£775,000 - Offers in Excess of
3 bedroom semi-detached house for sale
The Risings, Walthamstow
£400,000 - Guide Price
3 bedroom flat for sale
The Drive, London, E17
£320,000
3 bedroom flat for sale
Wood Street, Walthamstow, London, E...
£270,000 - Guide Price
2 bedroom flat for sale
Flat 4 Dane Court, 26 Church Hill, ...
Achieved vs asking prices
Key takeaway: Seller's market
The market favours sellers, with buyers often forced above asking.
Headline stats
• Median discount: -£7,000
• 1 in 4 properties sell at > £0 below asking
• 1 in 10 properties sell at > £10,000 below asking
In percentage terms:
• Median discount of -1.7%
• 25% of properties discounted by > 0.0%
• 10% of properties discounted by > 1.9%
Best places to invest in Upper Walthamstow
Top postcodes for rental yield and (annualised) capital growth
Nearby and related areas
Data sources
GeoGlider calculates property investment stats by blending official and proprietary datasets. Here's a quick overview of key sources and how we use them:
HM Land Registry: Property transaction and sold-price records for England & Wales used to calculate historical capital growth, price levels and comparables.
Office for National Statistics (ONS): Demographic and economic indicators for the UK, including Census 2021, supporting area profiling and market context.
Ordnance Survey: Authoritative UK geospatial data powering accurate boundaries, roads and terrain for mapping and spatial analysis.
GeoProp: Our proprietary AI pipeline that processes millions of property listings to extract rich features and live market signals.
Department for Levelling Up, Housing & Communities: Energy Performance Certificate (EPC) scores and property floor areas.
HM Revenue & Customs (HMRC): Household income and employment data to understand local affordability and economic conditions.
Data is updated continuously, matched across sources and rigorously validated.