Rectory Road
Waltham Forest, Greater London, England
Reality check: At £962,500, this is a premium entry point. Strong 31% growth over 5 years supports the investment case.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Strong case: liquid market (score 70), 31% 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%
Decent connectivity, but some areas could be better.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: liquid market (score 70), 31% 5-year growth.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (25), environment (35), service access (30). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
At £962,500, 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
Rectory Road is located in Waltham Forest, near Walthamstow, Greater London. Crime is a significant concern, with 316 incidents recorded in 12 months — well above the national average. Violence and sexual offences dominates reports. 122 violent offences were recorded (39% of total). Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. Transport connections are strong, with rail and bus links nearby. The nearest stop (Church Hill Road (E17)) is 205m away. The median property price is £962,500, with strong growth of 31% over five years. Based on 20 transactions recorded since 2014. Rented accommodation predominates. There are 24 schools within 2 km, 23 rated Good or Outstanding by Ofsted. 6 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 106m away. 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 54 out of 100 for liveability, slightly below 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: warm
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Public Services Nearby
Public facilities within walking distance from Rectory Road, with detailed information for each.
gyms & sports centres (2)
- The Gym Group 640m · 8 min walk
- Waltham Forest Feel Good Centre 682m · 8 min walk
hospitals (3)
- Jane Atkinson Health and Wellbeing Centre 663m · 8 min walk
- Window to the Womb 781m · 10 min walk
- Reliable Scan Limited 915m · 11 min walk
libraries (4)
- Walthamstow Library 547m · 7 min walk
- Wood Street Library 1010m · 13 min walk
- Higham Hill Library 1457m · 18 min walk
- Lea Bridge Library 1984m · 25 min walk
parks & green spaces (2)
- Lloyd Park 804m · 10 min walk
- Aveling Fields 1056m · 13 min walk
schools (5)
- Emmanuel Community School 107m · 1 min walk
- Walthamstow School for Girls 241m · 3 min walk
- Church Hill Nursery School 286m · 4 min walk
- Holy Family Catholic School 528m · 7 min walk
- Our Lady and St George's Catholic Primary School 528m · 7 min walk
Transport Links
Similar Streets
- Milton Road — Waltham Forest54
- Glenthorne Road — Waltham Forest54
- Pretoria Avenue — Waltham Forest54
- Connaught Road — Waltham Forest54
- Third Avenue — Waltham Forest54
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: