Rushbrook Crescent
Waltham Forest, Greater London, England
Reality check: At £602,500, this is a premium entry point. Strong 40% 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: 40% 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%
Limited connectivity (transport 40, walkability 45). May not suit a commuting lifestyle.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: 40% 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%
Out of reach (£602,500) or poorly connected (transport 40). Not viable as a first purchase.
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
Rushbrook Crescent is located in Waltham Forest, near Walthamstow, Greater London. Crime is a significant concern, with 354 incidents recorded in 12 months — well above the national average. Violence and sexual offences dominates reports. 118 violent offences were recorded (33% of total). Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. The nearest transport stop is 347m away (bus). Rail links may require a connecting journey. The median property price is £602,500, with strong growth of 40% over five years. Based on 9 transactions recorded since 2014. The local area has a moderate population, with a high proportion of rented accommodation, with larger households suggesting families. There are 20 schools within 2 km, 19 rated Good or Outstanding by Ofsted. 2 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 197m 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 44 out of 100 for liveability, in the lower quartile for its district. The low safety score is the dominant factor affecting liveability here.
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: stable
Based on 9 transactions. Moderate sample — prices may not fully represent current market value.
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 Rushbrook Crescent, with detailed information for each.
gyms & sports centres (2)
- Waltham Forest Feel Good Centre 789m · 10 min walk
- The Gym Group 1400m · 18 min walk
hospitals (3)
- Jane Atkinson Health and Wellbeing Centre 1351m · 17 min walk
- Window to the Womb 1578m · 20 min walk
- Reliable Scan Limited 1984m · 25 min walk
libraries (3)
- Higham Hill Library 218m · 3 min walk
- Walthamstow Library 1385m · 17 min walk
- Wood Street Library 1608m · 20 min walk
parks & green spaces (3)
- Aveling Fields 305m · 4 min walk
- Lloyd Park 443m · 6 min walk
- Cheney Row Park 631m · 8 min walk
schools (5)
- The Winns Primary School 197m · 2 min walk
- Roger Ascham Primary School 269m · 3 min walk
- Walthamstow Academy 302m · 4 min walk
- Walthamstow Primary Academy 302m · 4 min walk
- Greenleaf Primary School 887m · 11 min walk
Transport Links
Similar Streets
- Thorpe Crescent — Waltham Forest44
- Wigton Road — Waltham Forest43
- Guildsway — Waltham Forest44
- Thornbury Way — Waltham Forest44
- Williams Avenue — Waltham Forest43
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.