Waltham Forest · report
House prices in Waltham Forest: the next 12 months
Sale prices have an 80% chance of landing between £505,668 and £576,802 by August 2027.
- Expected, August 2027
- £541,235
- Chance of a rise
- 63%
Waltham Forest: five years of prices and the expected path
Average sale price per home, £, monthly, with the next 12 months' expected path
- Waltham Forest
- London
- United Kingdom
- Expected path
- 80% range
Show the numbers
| Period | Waltham Forest | London | United Kingdom |
|---|---|---|---|
| Aug 2027 · Expected path | £541,235 (£505,668–£576,802) | £566,944 | £280,154 |
| Jul 2027 · Expected path | £540,483 (£506,732–£574,234) | £565,901 | £279,560 |
| Jun 2027 · Expected path | £539,731 (£507,841–£571,621) | £564,858 | £278,967 |
| May 2027 · Expected path | £538,979 (£509,004–£568,954) | £563,816 | £278,374 |
| Apr 2027 · Expected path | £538,227 (£510,231–£566,223) | £562,773 | £277,781 |
| Mar 2027 · Expected path | £537,475 (£511,537–£563,413) | £561,730 | £277,188 |
| Feb 2027 · Expected path | £536,723 (£512,943–£560,504) | £560,687 | £276,595 |
| Jan 2027 · Expected path | £535,971 (£514,478–£557,465) | £559,644 | £276,002 |
| Dec 2026 · Expected path | £535,220 (£516,190–£554,249) | £558,601 | £275,409 |
| Nov 2026 · Expected path | £534,468 (£518,158–£550,777) | £557,559 | £274,816 |
| Oct 2026 · Expected path | £533,716 (£520,539–£546,892) | £556,516 | £274,223 |
| Sep 2026 · Expected path | £532,964 (£523,747–£542,181) | £555,473 | £273,630 |
| Aug 2026 | £532,212 | £554,430 | £273,037 |
| Jul 2026 | £528,111 | £550,340 | £272,146 |
| Jun 2026 | £524,380 | £551,440 | £270,690 |
| May 2026 | £522,168 | £549,535 | £272,221 |
| Apr 2026 | £525,089 | £554,363 | £270,966 |
| Mar 2026 | £527,504 | £546,111 | £268,631 |
| Feb 2026 | £528,497 | £546,681 | £269,423 |
| Jan 2026 | £523,315 | £553,643 | £268,814 |
| Dec 2025 | £518,601 | £550,040 | £268,002 |
| Nov 2025 | £525,403 | £560,709 | £270,472 |
| Oct 2025 | £532,115 | £557,572 | £269,819 |
| Sep 2025 | £531,680 | £565,498 | £269,556 |
| Aug 2025 | £528,365 | £567,115 | £270,575 |
| Jul 2025 | £514,735 | £568,795 | £268,843 |
| Jun 2025 | £510,216 | £568,050 | £266,796 |
| May 2025 | £508,785 | £565,507 | £264,078 |
| Apr 2025 | £506,926 | £564,530 | £260,162 |
| Mar 2025 | £512,049 | £553,812 | £268,019 |
| Feb 2025 | £512,103 | £561,072 | £264,771 |
| Jan 2025 | £512,984 | £563,861 | £264,936 |
| Dec 2024 | £509,168 | £556,882 | £263,991 |
| Nov 2024 | £507,633 | £559,925 | £264,515 |
| Oct 2024 | £513,470 | £560,909 | £265,252 |
| Sep 2024 | £509,192 | £566,882 | £264,750 |
| Aug 2024 | £494,873 | £567,121 | £265,085 |
| Jul 2024 | £486,488 | £557,831 | £262,479 |
| Jun 2024 | £487,659 | £556,853 | £259,585 |
| May 2024 | £493,781 | £553,592 | £258,565 |
| Apr 2024 | £493,286 | £548,467 | £256,478 |
| Mar 2024 | £499,866 | £547,437 | £255,082 |
| Feb 2024 | £501,137 | £546,247 | £254,633 |
| Jan 2024 | £501,353 | £551,097 | £255,972 |
| Dec 2023 | £496,778 | £549,112 | £256,177 |
| Nov 2023 | £500,599 | £547,757 | £258,368 |
| Oct 2023 | £506,271 | £555,122 | £260,129 |
| Sep 2023 | £504,878 | £565,702 | £261,318 |
| Aug 2023 | £501,408 | £560,630 | £262,602 |
| Jul 2023 | £493,468 | £559,703 | £261,182 |
| Jun 2023 | £499,460 | £556,107 | £258,275 |
| May 2023 | £497,681 | £554,900 | £257,330 |
| Apr 2023 | £504,511 | £557,147 | £256,479 |
| Mar 2023 | £501,392 | £555,361 | £255,885 |
| Feb 2023 | £509,703 | £563,875 | £258,788 |
| Jan 2023 | £511,506 | £570,869 | £260,941 |
| Dec 2022 | £515,770 | £572,384 | £263,190 |
| Nov 2022 | £517,464 | £575,480 | £265,299 |
| Oct 2022 | £521,647 | £573,946 | £265,693 |
| Sep 2022 | £522,556 | £579,330 | £265,727 |
| Aug 2022 | £520,143 | £581,320 | £265,124 |
| Jul 2022 | £508,719 | £575,261 | £262,904 |
| Jun 2022 | £493,585 | £572,418 | £258,118 |
| May 2022 | £484,606 | £554,380 | £255,040 |
| Apr 2022 | £478,383 | £554,765 | £252,167 |
| Mar 2022 | £475,669 | £550,480 | £249,232 |
| Feb 2022 | £477,138 | £551,066 | £248,309 |
| Jan 2022 | £477,674 | £550,635 | £248,031 |
| Dec 2021 | £478,806 | £547,837 | £245,189 |
| Nov 2021 | £480,801 | £547,647 | £243,930 |
| Oct 2021 | £480,684 | £539,606 | £239,236 |
| Sep 2021 | £477,766 | £541,876 | £245,371 |
What the model expects
The central estimate at each horizon, and the range prices land in 8 times out of 10.
| Horizon | Expected | 80% range | Chance of a rise | Chance of beating inflation |
|---|---|---|---|---|
| In 3 months (November 2026) | £534,468 | £518,158 – £550,777 | 57% | 43% |
| In 4 months (December 2026) | £535,220 | £516,190 – £554,249 | 58% | 42% |
| In 12 months (August 2027) | £541,235 | £505,668 – £576,802 | 63% | 36% |
The outlook carries the region's own monthly price history forward: the recent trend and how far prices usually stray from it. It knows nothing about interest-rate decisions, new laws or local projects, so read it as a description of momentum, not a forecast to act on.
Other reports for Waltham Forest
At the average sale price, a home costs £532,212. With 10% down and a 30-year mortgage, the payment is £2,456 a month. The UK sets no cap on the payment; no more than 15% of new mortgages may lend over 4.5 times income.
- Payment, two incomes
- 32%
- Payment, one income
- 65%
Renting the average home costs less each month than owning it. Owning counts interest, running costs and the return the deposit could earn, at the average sale price; rent is the average of all private tenancies. Repaying the loan is saving, so it is left out.
- Rent per month
- £1,772
- Owning per month
- £2,506
29.0% fewer homes were started in the last 12 months than in an average year of the past decade.
- Started, 12 months
- 290
- Per 1,000 residents
- 1.0
Figures for United Kingdom: Waltham Forest has no reliable figures of its own.
Buyers living abroad bought 1.8% of the homes sold here in the four quarters to Q1 2025.
- Bought by buyers abroad, 12 months
- 1.8%
Sale prices have fallen by 3% or more 4 times since 1995. The deepest began in January 2008.
- Deepest fall
- −21.5%
- Recovery from the low
- 48 months
In 2025 the population fell by 74 while 90 homes were finished.
- Homes finished, 2025
- 90
- Population change, 2025
- −74
4.7% of the 108,172 homes counted in the 2021 census had nobody usually living in them.
- Empty, 2021 census
- 4.7%
- Empty homes
- 5,135
In 2025, 17% of the homes added came from existing buildings rather than new ones.
- Homes from existing buildings, 2025
- 17%