What can you afford in Waltham Forest?
2,124 homes changed hands in Waltham Forest over the last 12 months (Jul 2025 – Jun 2026). Half sold for £550,000 or less, a quarter for under £410,750, and three quarters for under £735,000. Buying the median home with a 10% deposit needs roughly a £110,000 salary at the typical 4.5× lending multiple , see what £100,000 takes home.
Affordability in one number: the median home here sold for 12.1× the local median full-time salary of £45,350 (ONS ASHE 2025). A typical lender stretches to about 4.5× one income plus your deposit, which is why the deposit and second incomes decide so much here.
Sold prices · Waltham Forest
£550,000
median sold price, Jul 2025 – Jun 2026
- A quarter under
- £410,750
- Three quarters under
- £735,000
- Sales
- 2,124
- HPI average
- £524,337
What each salary reaches here
Budget = 4.5× salary with a 10% deposit, against the 2,124 actual sales.
| Salary | Budget | Share of sales in reach |
|---|---|---|
| £25,000 | £125,000 | under 1% |
| £35,000 | £175,000 | 2% |
| £50,000 | £250,000 | 4.3% |
| £75,000 | £375,000 | 18.6% |
| £100,000 | £500,000 | 40% |
By property type · median sold price
And the salary that price implies, at 4.5× with 10% down.
| Type | Median · sales | Salary needed |
|---|---|---|
| Flat | £400,000 · 896 | ≈£80,000 |
| Terraced house | £689,000 · 986 | ≈£137,800 |
| Semi-detached house | £700,000 · 211 | ≈£140,000 |
| Detached house | £800,000 · 31 | ≈£160,000 |
For context, the UK House Price Index puts Waltham Forest average prices up 3.1% over 12 months.
Nearby in the index
- Uttlesford
- Vale of Glamorgan
- Vale of White Horse
- Wakefield
- Walsall
- Wandsworth
- Warrington
- Warwick
- Watford
- Waverley
Sold prices: HM Land Registry Price Paid Data (standard residential sales), Jul 2025 – Jun 2026, standard residential sales, England & Wales. Averages: UK House Price Index (HM Land Registry / ONS). Lending estimates use a typical 4.5× single-income multiple and are not a mortgage offer or financial advice.