Buy-to-let in Waltham Forest

Waltham Forest in figures

Gross rental yield

4.8%

On flats across Waltham Forest

Entry price

£519,000

The cheapest postcode district's median sale

Price move, 12 months

+2.6%

UK House Price Index, across Waltham Forest

Price move, 10 years

+25.3%

UK House Price Index, across Waltham Forest

Homes below EPC band C

51%

Of lodged certificates, a proxy for the condition of the stock

Population

283,713

Waltham Forest, +1.5% growth

• Flats across Waltham Forest let for £1,590/mo against a median sale of £402,500 there: 4.8% gross before costs, on ONS rents and sold prices for the whole authority.
• ONS puts the median rent across the whole local authority at £1,763/mo, which is the figure to check an asking rent against.
• Prices here rose 2.6% over the last year on the mix-adjusted UK HPI, which is measured for the whole local authority.

• Prices +25% over ten years
• 51% of EPCs below band C
• £41,900 stamp duty with the 5% surcharge on a £519,000 buy-to-let
• 1 regeneration award
• 1,027 homes added
• 27% private rented (2021 census)
• 91% gigabit broadband
• 92% of 25 graded schools good or better
• Band D £2,387
• 1.0% long-term empty
• +14% five-year forecast for London as a whole (Savills), not this area

These figures are from Clarity's monthly ranking dataset, one method across every place so they compare. The Waltham Forest report measures the area in more depth over its own twelve months, so its figures are the ones to quote.

What sits behind the figures

Prices across Waltham Forest moved +25.3% over ten years on the UK House Price Index, and prices are at or near their highest.

Employee jobs across Waltham Forest moved +30.0% from 2015 to 2024 (ONS Business Register and Employment Survey).

51% of the energy performance certificates lodged across Waltham Forest's postcode districts are below band C (92,082 certificates). Clarity measures areas rather than individual homes, so this is the share of the local stock likely to need energy-efficiency work before it meets a band C standard, not a survey of any one property.

A buy-to-let at £519,000 pays £41,900 in Stamp Duty Land Tax, including the 5% surcharge on additional homes.

The five-year forecast quoted above (Savills, London) is a regional figure for London as a whole, not a forecast for Waltham Forest, and Clarity does not rank on it.

The Waltham Forest report

The full report measures Waltham Forest from its own sales: sold prices and rents for each type of home, the year's price move, crime per resident and worker, flood risk, planning designations, housing delivery and regeneration funding, with a worked buy-to-let deal on your own budget. This edition was built in October 2026.

Read the cover of the Waltham Forest report, free, with its headline figures, before you decide.

Read a full Liverpool report, free to see everything a report contains.

Compare it with everywhere else

The investment map ranks Waltham Forest against every other place we cover, on your own budget and strategy. Questions about the figures or about us are answered here.