Rental yields›London›Waltham Forest
Rental yield in Waltham Forest
Waltham Forest ranks 27 of 32 areas in London for rental yield, at 4.0% gross.
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 2.8% and average rents rose 1.5%.
Average gross yield
4.0%
#238 of 316 areas
Average price
£529,102
▲ 2.8% past year
Average rent
£1,763/mo
▲ 1.5% past year
Privately rented
27.8%
of 102,901 homes
Average rent by size
1 bedroom
£1,400/mo
↑ +1.6% / yr
2 bedrooms
£1,723/mo
↑ +1.4% / yr
3 bedrooms
£2,023/mo
↑ +1.9% / yr
4+ bedrooms
£2,565/mo
↑ +1.3% / yr
Average private rent by number of bedrooms, across new and existing tenancies. ONS Price Index of Private Rents (August 2026).
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.
How it compares
Deprivation (IMD 2025)
146 neighbourhoods
1% of Waltham Forest's neighbourhoods are in England's most deprived 10%. The typical one sits in the more deprived half of the country.
Fifths of England, most to least deprived (MHCLG IMD 2025). It shifts street by street, so check a specific postcode.
Waltham Forest has 1 Article 4 area restricting HMO conversions in the national planning dataset, where turning a family home into a small house-share needs full planning permission. 793 more Article 4 areas cover other rights, such as home alterations and office-to-home conversions.
Check on the Article 4 map →Work out the yield on a specific property
Pre-filled with the Waltham Forest average. Change them for a real property.
That is right on the Waltham Forest average of 4.0%. Add costs for a net estimate.
Nearby areas
Areas with a similar yield
Common questions
Is Waltham Forest a good place to buy to let?
It is around the middle for rental income, at a 4.0% 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 1.5% and average prices rose 2.8% (HM Land Registry and ONS, to August 2026).
Is there rental demand in Waltham Forest?
Rent movement is the best free proxy for tenant demand, and average rents in Waltham Forest rose 1.5% 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 August 2026, average monthly rents in Waltham Forest by property size are £1,400 for a 1 bedroom property, £1,723 for a 2 bedroom property, £2,023 for a 3 bedroom property, £2,565 for a 4 or more bedroom property (ONS). The all-size average is £1,763 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.
How deprived is Waltham Forest?
On the English Indices of Deprivation 2025, 1% of Waltham Forest's 146 neighbourhoods are in England's most deprived 10%, and 1% are in the least deprived 10%. The typical neighbourhood is in decile 4 of 10, where 1 is most deprived. Deprivation shifts street by street, so check the exact postcode before you offer.
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 4.0%.
Gross yield = annual rent divided by average price. Average price: HM Land Registry UK HPI (July 2026). Average rent: ONS Price Index of Private Rents (August 2026). Deprivation: MHCLG English Indices of Deprivation 2025. Regions: ONS. Local-authority averages across all property types, indicative only. Contains public sector information licensed under the Open Government Licence v3.0. Not investment advice.