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Rental yields›Waltham Forest

Rental yield in Waltham Forest

Waltham Forest sits in the lower half for rental yield in England and Wales, a little below the 4.4% typical figure across all 316 areas.

Over the past year, average prices in Waltham Forest rose 2.5% and average rents rose 1.1%.

Gross yield

4.1%

Average price

£522,743

↑ +2.5% / yr

Average rent

£1,765/mo

↑ +1.1% / yr

National rank

#222 of 316

Who rents here

Census 2021, 102,901 households

27.8% of homes in Waltham Forest are private rentals.

Private rented 27.8%Social rented 21.5%Owner occupied 48.9%

Average rent by size

1 bedroom

£1,402/mo

↑ +1.2% / yr

2 bedrooms

£1,725/mo

↑ +1.1% / yr

3 bedrooms

£2,025/mo

↑ +1.4% / yr

4+ bedrooms

£2,569/mo

↑ +0.9% / yr

1 bed£1,402
2 beds£1,725
3 beds£2,025
4+ beds£2,569

Average advertised rent by number of bedrooms. ONS Price Index of Private Rents (2026-07).

Council tax bands (2026-27)

Band A

£1,591

Band B

£1,857

Band C

£2,122

Band D

£2,387

Band E

£2,917

Band F

£3,448

Band G

£3,978

Band H

£4,774

Average annual bill for the area, including police and other precepts (MHCLG and Welsh Government, 2026-27). Community precepts vary, and the band is set by the property, so check the exact band on gov.uk.

Work out the yield on a specific property

Pre-filled with the Waltham Forest average. Change them for a real property.

Gross yield4.1%

That is right on the Waltham Forest average of 4.1%. Add costs for a net estimate.

How it compares

Waltham Forest4.1%
Highest (Newcastle upon Tyne)6.9%
Typical (median)4.4%
Lowest (Derbyshire Dales)2.8%

Areas with a similar yield

Trafford 4.1%Harrow 4.1%Havering 4.1%Amber Valley 4%Tewkesbury 4%Test Valley 4%
See it on the yield mapWork out a specific dealCheck this area

Common questions

Is Waltham Forest a good place to buy to let?

It is around the middle for rental income, at a 4.1% average gross yield. Whether it works depends on the specific property, so always run the actual numbers.

Are rents rising in Waltham Forest?

Over the past year, average rents in Waltham Forest rose 1.1% and average prices rose 2.5% (HM Land Registry and ONS, to 2026-07).

Is there rental demand in Waltham Forest?

Rent movement is the best free proxy for tenant demand, and average rents in Waltham Forest rose 1.1% over the past year (ONS), which points to tenants competing for available stock. Still ask local letting agents about typical void periods before committing to a buy-to-let there. For the size of the market: at the 2021 census, 27.8% of Waltham Forest's 102,901 households rented privately (21.5% social rented, 48.9% owner occupied).

What is the average rent for a 1, 2 or 3 bedroom property in Waltham Forest?

As of 2026-07, average monthly rents in Waltham Forest by property size are £1,402 for a 1 bedroom property, £1,725 for a 2 bedroom property, £2,025 for a 3 bedroom property, £2,569 for a 4 or more bedroom property (ONS). The all-size average is £1,765 a month.

How much is council tax in Waltham Forest?

In 2026-27, the average Band D council tax in Waltham Forest is £2,387 a year including police and other precepts. Bills scale with the property's band: from £1,591 for Band A up to £4,774 for Band H. Community precepts vary within the area, so treat these as area averages and check the exact band and bill with the council.

What is a good rental yield in the UK?

As a rough guide, under 4% is low, 5 to 6% is typical, and above 6.5% is high. Waltham Forest is at 4.1%.

Weighing up Waltham Forest? Ask people who invest there in the free Housetrix Discord, or browse every area ranked by yield.

Gross yield = annual rent divided by average price. Average price: HM Land Registry UK HPI (01/06/2026). Average rent: ONS Price Index of Private Rents (2026-07). Local-authority averages across all property types, indicative only. Contains public sector information licensed under the Open Government Licence v3.0. Not investment advice.

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