Property investment stats for Waltham Abbey, East of England
A complete guide to property investment in Waltham Abbey.
Last updated: 18 September 2025
Investment summary
Waltham Abbey sits just outside London, offering a blend of suburban living and access to green spaces. The property market here is marked by a median price per square foot of £426 per sq ft, which is relatively restrained compared to some neighbouring areas. Families are a significant demographic, with the area ranking in the 92nd percentile for family households, making it appealing for long-term renters and buyers seeking stability.
Rental yields are notably strong, with an average rental yield of 6.9%, suggesting a healthy return for landlords. Liquidity is reasonable, with properties spending a median of 68 days on the market, and there is a median discount of £5,000 (the typical achieved discount) on achieved versus asking prices, indicating some room for negotiation.
Key investment stats for Waltham Abbey
Median price per sq ft
£426 / sq ft
Average rental yield
6.9%
Capital growth (1y)
-3.9%
Sales in past year
190
* Property stats calculated for last full calendar year (2024).
Live property stats in Waltham Abbey
Live prices in Waltham Abbey, East of England
* Extreme prices clipped for legibility
Properties for sale
Median price
£385,000
25% of properties below...
£260,000
75% of properties below...
£580,000
Most expensive property
£1,800,000
Live listings
149
Median days on market
68
Should you invest in Waltham Abbey?
Opportunities
- The average rental yield of 6.9% is attractive for investors seeking income, especially compared to many suburban markets.
- Waltham Abbey's family-oriented demographic (92nd percentile for families) supports demand for larger homes, particularly three-bedroom houses with a median asking rent of £1,850.
- Properties in the top postcode district for rental yield, which achieves 6.2%, may offer even stronger returns for targeted investments.
Risks
- One-year capital growth has changed by -3.9%, which may signal short-term volatility or weaker price momentum.
- The price-to-income ratio of 6.8 and rent-to-income ratio of 25.3% suggest affordability could be stretched for some local households.
- The area has a high proportion of social rented housing (83rd percentile), which could limit overall demand in the private sector.
Outlook
Looking ahead, Waltham Abbey’s fundamentals are likely to remain steady, underpinned by its appeal to families and relatively balanced supply and demand. The annual sales figure of 190 indicates a moderate level of activity, and properties continue to move at a reasonable pace.
While recent capital growth has changed by -3.9% over the past year, the three-year picture is more positive, with capital growth over three years at 2.4% and an annualised growth rate of 0.8%. Investors should watch for shifts in affordability and monitor the local employment situation, which sits in the 70th percentile for unemployment. Overall, the market appears to offer stable, if unspectacular, prospects for the coming year.
Property market trends in Waltham Abbey
Average yield (%)
* 2025 data for YTD
Median price per sq ft (£/sq ft)
* 2025 data for YTD
Live properties in Waltham Abbey
Investment properties in Waltham Abbey, East of England
£385,000
2 bedroom terraced house for sale
Homefield, Waltham Abbey
£350,000 - Offers in Excess of
3 bedroom end of terrace house for sale
Haywood Court, Waltham Abbey, EN9
£145,000 - Guide Price
1 bedroom flat for sale
Sewardstone Road, Waltham Abbey
£525,000
4 bedroom semi-detached house for sale
Poplar Shaw, WALTHAM ABBEY, Essex, ...
£415,000
4 bedroom terraced house for sale
Caneland Court, Waltham Abbey
Achieved vs asking prices
Key takeaway: Balanced market
Buyers have some negotiation leverage, but not much.
Headline stats
• Median discount: £5,000
• 1 in 4 properties sell at > £11,000 below asking
• 1 in 10 properties sell at > £25,000 below asking
In percentage terms:
• Median discount of 1.3%
• 25% of properties discounted by > 2.6%
• 10% of properties discounted by > 4.1%
Best places to invest in Waltham Abbey
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.