Perched just above Stratford is the gentrified zone three London borough Waltham Forest.
This east London spot, with its low council tax and plentiful greenery, is a hit with young people, and has now been crowned as the best place for first-time buyers to live in the capital.
The title was awarded by housing developer Pocket Living, which looked athouse prices, crime rate and transport links across the Big Smoke.
The analysis also took into account the number of markets, allotments, bakeries and pubs, theorising that these establishments best suited the lifestyle of the next generation looking to get on the ladder.
You’ve got four areas to choose from here; Chingford, Walthamstow, Leyton and Leytonstone, which are home to some rich British heritage including the Queen Elizabeth Hunting Lodge and London’s oldest house.
It was also dubbed the capital’s coolest neighbourhood by Time Out – and not just because it’s the birthplace of David Beckham and Harry Kane.
So here’s everything you need to know if you’re looking to settle in Waltham Forest…
House prices in Waltham Forest
As the first London Borough of Culture – a title it received in 2019 – Waltham Forest isn’t cheap.
Then again, it’s London, so what did we expect? The most-bought properties in the area over the last year have been flats, which sold for an average of £401,789, according to Rightmove.
Terraced homes sold for £659,938 on average while semi-detached houses fetched about £786,186.
All-in-all, the average property price across all four municipalities increased by 1% compared to the previous year.
You’ll need a hefty deposit round here, but you’re spoilt for choice with everything on your doorstep.
Everything potential buyers need to know about Walthamstow
Council tax (Band D): £1,863.17
Commuting time to Zone 1: 15 mins from Walthamstow Central to King’s Cross St Pancras
Annual season ticket: £1,740
Amenities: ★★★★☆ Walthamstow Market; delis, organic food shops and cafes, indie pubs and microbreweries across the area; neon wonderland God’s Own Junkyard, two breweries and Mother’s Ruin Gin Palace in the Ravenswood Industrial Estate; William Morris Gallery; Vestry House museum; Walthamstow Pumphouse Museum hosts a supper club; Empire Cinema; cultural events at new Fellowship Square Open space: hhhhi Walthamstow Wetlands; Lloyd Park; St James Park; Lee Valley Park, Hollow Pond
Schools: ★★★★☆ GCSE and A-level results above average
Crime: Below average
Who lives there? First-time buyers and young families
Transport links in Waltham Forest
We have a feeling this borough may have taken the crown at least in part because of its wealth of transport links.
With four tube stations; Blackhorse Road (Victoria line), Leyton (Central line), Leytonstone (Central line) and Walthamstow Central (Victoria line) – you’re pretty well connected to central London.
Just a short journey and you’ll be in Oxford Street if that’s your scene, or you can continue on to the scenic Hyde Park.
There’s also an additional eight Overground stations and around 500 bus stops if you’re not one for a train ride.
Markets in Waltham Forest
When it comes to how you can spend your weekends, markets are often a favourite – from food to fashion, there’s something for everyone.
This borough is host to five main markets, including Walthamstow Market, which is the longest open air market in Europe.
It started in 1885 and spans a whole kilometre of high street. You’ll find anything from food and clothes, as well as household items from Tuesday to Saturday.
@londonxldn Welcome to London x London Area Guides, Walthamstow edition. We’re starting off at Wood Street Indoor Market. The spaces were originally built as a cinema but today it’s one of London’s coolest hidden gems where you’ll find a unique mix of 30 boutique shops selling vintage and retro clothing as well as homeware, records, crafts and jewellery. This is a great place to lose a few hours, browsing bohemian stores and sieving through vintage garments and retro toys. Next we’re at one of in our opinion, coolest spots in London. This is Gods Own Junkyard: a warehouse filled to the brim with neon signs. It’s a collection of unique signs to rival the world’s best. The warehouse exists to display neon signs that are completely unique, started by Chris Bracey, also known as ‘the neon man’. The best part is it’s totally free to roam around but make sure to grab a coffee or a bite to eat in their cafe to support. Now we’re taking a walk through Walthamstow Village, adorned with boutique cafes, independent shops, restaurants, pubs, craft stores and wine shops. It’s also the oldest part of Walthamstow. Speaking of old, Walthamstow is apparently home to the oldest house in London. This timber-framed hall house and dates from the 15th century and is estimated to have been first built in 1435. The only known history of who lived here is that the Manor where the house was built was known as Walthamstow Tony Manor from 1668. Right across from the Ancient House is St Mary’s: the ancient parish church of Walthamstow and its oldest building, with foundations dating to the 12th century. Next we’re at the kilometre-long Walthamstow Market. It’s actually Europe’s longest outdoor market, packed with stalls selling homeware, clothes, and heaps more to get your hands on. The legendary market started in 1885 and is open Tuesday through Saturday. Lastly, we’re at this super cool restaurant called Slowburn. It is quite literally in the middle of an active jeans factory and because of this it’s only open Friday to Sundays and the tables go quick, so booking in advance is advised. The menu is designed for sharing with a section of small plates and mains. They are also involved with the wider Walthamstow community, supporting other local businesses with similar values, and using their services and produce whenever possible. #walthamstow #explorelondon #discoverlondon #londonxlondon #walthamstowareaguide
There’s Lloyd Park Market too, which offers delicious fresh produce, while Walthamstow Farmer’s Market sets up every Sunday.
For something a little more quirky, Wood Street Indoor Market has been running since 1955, offering some great clothes shopping.
Don’t forget the occasional pop-up vintage fair and flea markets, as well as the Walthamstow Sunday Social Market with its entertainment for the whole family.
Pubs in Waltham Forest
In 2022, the London borough had nine pubs which made The Good Beer Guide – a publication that lists the best boozers in the UK.
In Walthamstow, The Bell on Forest Road and The Olde Rose & Crown in Hoe Street seem to be the ones to visit.
The Bell was also named one of the top 10 most loved pubs in the capital by Time Out, offering a great selection of craft beer and a secluded beer garden.
Why is Waltham Forest a good place to start a family?
To calculate this score, ADT’s experts cast the net all over the UK – and it was Waltham Forest, in North London, that scooped the top spot.
With a family safety score of 7.23/10, Waltham Forest not only ranked in the top 10 for low burglary and crime rates but also ranked seventh for schools – 82.8% of schools in the area have either a ‘good’ or ‘outstanding’ score from Ofsted.
In Leytonstone, there are at least three pubs worth stopping by: the North Star in Browning Road, the Northcote Arms in Grove Green Road and the Red Lion.
Leyton boasts the Leyton Orient Supporters Club and the Coach & Horses for an evening tipple.
The Kings Head in Chingford and the Stag & Lantern will also serve you well.
Tempted to head out east?
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