London homebuyers are flocking to this ‘affordable and accessible’ borough — but prices are rising fast

Artisan bakeries, independent coffee shops, and microbreweries galore can only mean one thing: skyrocketing house prices.

Perched just above Stratford is Waltham Forest, which has just been named the London borough with the largest house price increases in 2025.

A new study has found that in the zone three area, 59% of homes saw their value jump up last year, amounting to a steep average annual gain of £26,600.

It certainly bucked the general trend across the capital (prices slumped by 1.2% in the 12 months to November 2025) which is lucrative news for wannabe homeowners — but, naturally, bad news for those looking to sell up.

Zoopla’s research assessed how property prices changed in each region, identifying the likes of Dudley, Castle Point, and Gloucester as having the largest growth of their respective regions, with gains of £8,500, £10,500, and £8,300, respectively.

Back in Waltham Forest, you’ve got four areas to choose from: Chingford, Walthamstow, Leyton and Leytonstone, which are home to some rich British heritage, including the Queen Elizabeth Hunting Lodge.

It was also previously dubbed the capital’s coolest neighbourhood by Time Out — and not just because it’s the birthplace of David Beckham and Harry Kane.

So if you’re looking to settle in Waltham Forest, here’s everything you need to know…

‘It has a slightly shabby aesthetic, but perhaps that’s the point’

Ross McCafferty moved to Leyton about a year ago, but he’s had lifelong connections to E10, so when a room came up in the area, he jumped at the chance to swap South London for East.

‘The first thing you notice when coming out of Leyton station is that the newly crowned hottest postcode in London doesn’t look particularly special,’ he tells Metro.

‘I moved here last summer, and given it’s a neighbourhood I have always spent a lot of time in (my parents lived here in the 80s and I support the local football team) I can honestly say the high street doesn’t look massively different from when I first visited years ago.’

Recently, though, he’s noticed a considerable buzz about the place, and when he tells people about his new neighbourhood, he’s now met with responses such as ‘what’s it like?’ or ‘I’ve heard it’s really up and coming’, whereas previously, he’d be asked things like ‘wait, where?’ or ‘isn’t that in Essex?’

‘Like much of East London, the area got a residual boost from the 2012 Olympics in nearby Stratford, but it’s post-Covid that things really seem to have picked up,’ Ross adds.

‘There are a number of brilliant new food venues, in particular, that have helped make it the place to be.

‘The high street still retains that slightly shabby aesthetic, but perhaps that’s the point. Maybe it is because Leyton seems so “in” without actually really trying too hard.‘

House prices in Waltham Forest

As the first London Borough of Culture – a title it received in 2019 – Waltham Forest isn’t cheap.

Then again, it’s London, so what did we expect? The most-bought properties in the area over the last year have been terraced houses, which sold for an average of £677,995, according to Rightmove.

But this is considerably over the borough’s average, which rests at £564,966, while flats went for around £404,185 and semi-detached homes fetched a considerably pricier £698,841.

Transport links in Waltham Forest

With four Tube stations – Blackhorse Road (Victoria line), Leyton (Central line), Leytonstone (Central line) and Walthamstow Central (Victoria line) – you’re pretty well connected to central London in Waltham Forest.

Just a short journey and you’ll be in Oxford Street if that’s your scene, or you can continue on to the scenic Hyde Park.

There are also an additional eight Overground stations and around 500 bus stops if you’re not one for a train ride.

As Damien Jefferies, founder of Jefferies London, tells Metro, house prices in Waltham Forest have increased by 4% over the last year. The picture couldn’t be more different here than in other parts of the capital, as prices in outer London have remained fairly flat, with increases of just 0.1%.

He explains: ‘A big part of Waltham Forest’s appeal is that it remains more affordable than many inner London areas, while still offering excellent access to the city.

‘That balance of affordability and accessibility helps to sustain demand even when more expensive parts of the market start to cool.’

The pace of sales is also pretty rapid, as research from Zoopla shows that homes in the area spent just 19 days on the market in early 2025.

‘Combine that with a growing neighbourhood buzz in areas such as Leyton, plenty of green space and strong family appeal, and it’s clear why buyer demand has remained resilient, supporting price growth even while other parts of the capital have stalled,’ Damien adds.

Markets in Waltham Forest

When it comes to how you can spend your weekends, markets are often a favourite – from food to fashion, there’s something for everyone.

This borough is host to five main markets, including Walthamstow Market, which is the longest open-air market in Europe.

It started in 1885 and spans a whole kilometre of high street. You’ll find anything from food and clothes, as well as household items, from Tuesday to Saturday.

@londonxldn

Welcome to London x London Area Guides, Walthamstow edition. We’re starting off at Wood Street Indoor Market. The spaces were originally built as a cinema but today it’s one of London’s coolest hidden gems where you’ll find a unique mix of 30 boutique shops selling vintage and retro clothing as well as homeware, records, crafts and jewellery. This is a great place to lose a few hours, browsing bohemian stores and sieving through vintage garments and retro toys.  Next we’re at one of in our opinion, coolest spots in London. This is Gods Own Junkyard: a warehouse filled to the brim with neon signs. It’s a collection of unique signs to rival the world’s best. The warehouse exists to display neon signs that are completely unique, started by Chris Bracey, also known as ‘the neon man’. The best part is it’s totally free to roam around but make sure to grab a coffee or a bite to eat in their cafe to support. Now we’re taking a walk through Walthamstow Village, adorned with boutique cafes, independent shops, restaurants, pubs, craft stores and wine shops. It’s also the oldest part of Walthamstow.   Speaking of old, Walthamstow is apparently home to the oldest house in London. This timber-framed hall house and dates from the 15th century and is estimated to have been first built in 1435. The only known history of who lived here is that the Manor where the house was built was known as Walthamstow Tony Manor from 1668. Right across from the Ancient House is St Mary’s: the ancient parish church of Walthamstow and its oldest building, with foundations dating to the 12th century. Next we’re at the kilometre-long Walthamstow Market. It’s actually Europe’s longest outdoor market, packed with stalls selling homeware, clothes, and heaps more to get your hands on. The legendary market started in 1885 and is open Tuesday through Saturday.  Lastly, we’re at this super cool restaurant called Slowburn. It is quite literally in the middle of an active jeans factory and because of this it’s only open Friday to Sundays and the tables go quick, so booking in advance is advised. The menu is designed for sharing with a section of small plates and mains. They are also involved with the wider Walthamstow community, supporting other local businesses with similar values, and using their services and produce whenever possible. #walthamstow #explorelondon #discoverlondon #londonxlondon #walthamstowareaguide

♬ Day by Day – Dona Erwanto Hadi Sanjaya

There’s Lloyd Park Market too, which offers delicious fresh produce, while Walthamstow Farmer’s Market sets up every Sunday.

For something a little more quirky, Wood Street Indoor Market has been running since 1955, offering some great clothes shopping.

Don’t forget the occasional pop-up vintage fair and flea markets, as well as the Walthamstow Sunday Social Market with its entertainment for the whole family.

@londonfoodie.simba

📍LLOYD PARK MARKET | WALTHAMSTOW | EAST LONDON | STREETFOOD ✨. #streetfood #foodmarket #londonlife #londonfoodspots #foodblogger #dateideas #sherwodpark #eastlondon #londonhotspots #eastlondonfood #fyp #wheretoeatinlondon

♬ Suns Out Buns Out – SamRecks

Pubs in Waltham Forest

In Walthamstow, The Bell on Forest Road and The Olde Rose & Crown in Hoe Street are the ones to visit.

But if you want delicious pizza and a landlady who frequently takes to the DJ decks, The Nag’s Head – in Walthamstow Village – is where it’s at.

In Leytonstone, there are at least three pubs worth stopping by: the North Star in Browning Road, the Northcote Arms in Grove Green Road and the Red Lion.

Leyton boasts the Leyton Orient Supporters Club and the Coach & Horses for an evening tipple.

The Kings Head in Chingford and the Stag & Lantern will also serve you well. Whose round is it next?

A version of this article was originally published on August 23, 2024.

Do you have a story to share?

Get in touch by emailing MetroLifestyleTeam@Metro.co.uk.

Comments


Add as preferred source