Bedford Road
Waltham Forest, Greater London, England
Reality check: At £550,000, this is a premium entry point. Modest 7% growth over 5 years.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Strong case: liquid market (score 90), 7% 5-year growth.
Safety score of 25 is the main barrier. School proximity doesn't compensate for high crime.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Transport (100) and walkability (60) are strong. Good for commuting and social life.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: liquid market (score 90), 7% 5-year growth.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (25), environment (35). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
At £550,000, this is likely out of reach for most first-time buyers.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
Things You Should Know
Safety score 25/100 — crime rates are well above average. Exercise caution, especially at night.
How Life Works Here
Bedford Road is located in Waltham Forest, near Walthamstow, Greater London. Crime is a significant concern, with 487 incidents recorded in 12 months — well above the national average. Anti-social behaviour dominates reports. This level of crime reflects a high-footfall transit area rather than a typical residential street. Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. The closest is Deeney's Cafe (cafe, 75m). Transport connections are strong, with rail and bus links nearby. The nearest stop (Bromley Road (E17)) is 184m away. The median property price is £550,000, with moderate growth of 7% over five years. Based on 54 transactions recorded since 2014. The market is highly active with frequent sales. The local area has a moderate population, with a high proportion of rented accommodation, with larger households suggesting families. There are 27 schools within 2 km, 26 rated Good or Outstanding by Ofsted. 4 are rated Outstanding. Both primary and secondary options are available locally. However, high crime rates and a dense urban environment significantly undermine family suitability despite the school provision. This street may particularly suit property investors. Market indicators suggest an upward trend. Overall, this street scores 58 out of 100 for liveability, above the district average. Note that the composite score masks a serious safety concern that may outweigh other strengths for many residents.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling)
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
DEFRA noise & air quality, OS green space
HM Land Registry price paid data
GIAS schools + Ofsted ratings
OSM footpath density + connectivity
EPC Register — awaiting public API access
Environment Agency flood zones
Property Market
Terraced | Freehold | Market: hot
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Nearby Amenities
Public Services Nearby
Public facilities within walking distance from Bedford Road, with detailed information for each.
gyms & sports centres (2)
- Waltham Forest Feel Good Centre 417m · 5 min walk
- The Gym Group 871m · 11 min walk
hospitals (3)
- Jane Atkinson Health and Wellbeing Centre 871m · 11 min walk
- Window to the Womb 1085m · 14 min walk
- Reliable Scan Limited 1413m · 18 min walk
libraries (3)
- Walthamstow Library 829m · 10 min walk
- Higham Hill Library 849m · 11 min walk
- Wood Street Library 1201m · 15 min walk
parks & green spaces (3)
- Lloyd Park 209m · 3 min walk
- Aveling Fields 489m · 6 min walk
- Kitchener Park 1077m · 14 min walk
schools (5)
- The Winns Primary School 513m · 6 min walk
- Greenleaf Primary School 518m · 6 min walk
- Emmanuel Community School 709m · 9 min walk
- Chapel End Junior Academy 797m · 10 min walk
- Church Hill Nursery School 855m · 11 min walk
Transport Links
Similar Streets
- Brisbane Road — Waltham Forest49
- Springfield Road — Waltham Forest56
- Vanguard Way — Waltham Forest44
- Bromley Road — Waltham Forest56
- Trinity Close — Waltham Forest56
Data Transparency
View all data sources
- OS Open Roads — Crown copyright and database right
- HM Land Registry Price Paid Data — Crown copyright
- police.uk crime data — Open Government Licence v3.0
- OpenStreetMap — ODbL licence
- DfT NaPTAN — Open Government Licence v3.0
- GIAS schools data — Crown copyright
- Environment Agency flood data — OGL v3.0
- DEFRA noise and air quality — OGL v3.0
- ONS Census 2021 — Open Government Licence v3.0
All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.
Data updated: