Whipps Cross Road
Waltham Forest, Greater London, England
Reality check: At £350,000, this is a premium entry point. Strong 29% 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 90), 29% 5-year growth.
Safety score of 15 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 90), 29% 5-year growth.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (15), environment (35), service access (16). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
Price (£350,000) and connectivity (transport 100) both limit appeal for first-time buyers.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
Things You Should Know
Area safety score 15/100 — crime rates in this area (LSOA, not this specific street) are well above average. Exercise caution, especially at night.
Daily access score 16/100. Basic amenities like shops, GPs and post offices are not within easy walking distance.
How Life Works Here
Whipps Cross Road is located in Waltham Forest, near Leyton, Greater London. Crime is a significant concern, with 328 incidents recorded in 12 months — well above the national average. Violence and sexual offences dominate reports. 163 violent offences were recorded (50% of total). This is a quieter, more car-dependent location. The nearest shops and services may require a short drive. The closest is Boat House Kiosk (cafe, 22m). Transport connections are strong, with rail and bus and tram links nearby. The nearest stop (Whipps Cross Hospital) is 120m away. The median property price is £350,000, with strong growth of 29% over five years. Based on 41 transactions recorded since 2014. The market is highly active with frequent sales. Larger household sizes suggest a family-oriented community. There are 13 schools within 2 km, 13 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 51 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), LSOA-level area, not street-level
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
Flat/Maisonette | Leasehold | 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 Whipps Cross Road, with detailed information for each.
gyms & sports centres (3)
- Walthamstow Cricket Tennis and Squash Club 680m · 8 min walk
- The 1 on 1 Fitness Studio 1217m · 15 min walk
- PureGym 1403m · 18 min walk
hospitals (5)
- Whipps Cross University Hospital 210m · 3 min walk
- Woodbury Unit 216m · 3 min walk
- London Hyperbaric Medicine 234m · 3 min walk
- Reliable Scan Limited 838m · 10 min walk
- Window to the Womb 1329m · 17 min walk
libraries (3)
- Leytonstone Library 1271m · 16 min walk
- Wood Street Library 1489m · 19 min walk
- Walthamstow Library 1893m · 24 min walk
parks & green spaces (5)
- Johnian's 745m · 9 min walk
- Henry Maynard Junior School Community Garden 863m · 11 min walk
- Greenway Avenue Nature Conservation Area 867m · 11 min walk
- Bisterne Avenue Park 1171m · 15 min walk
- The Forest Garden 1235m · 15 min walk
schools (5)
- Barclay Primary School 576m · 7 min walk
- Leytonstone School 578m · 7 min walk
- Gwyn Jones Primary School 711m · 9 min walk
- St Mary's CofE Primary School 724m · 9 min walk
- Henry Maynard Primary School 828m · 10 min walk
Transport Links
Similar Streets
- Station Approach — Waltham Forest54
- West Avenue Road — Waltham Forest56
- Arkley Road — Waltham Forest49
- Second Avenue — Waltham Forest56
- West Avenue — 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: