Cost of Living in Waltham Forest
London
Borough
Population: 276,000
Average House Price
£611.6k
+111% vs UK avg (£290k)
Median Salary
£52,523
+35% vs UK avg (£39,039)
Average Rent
£2,163/mo
+80% vs UK avg (£1,200)
Quick Facts
Council Tax£1,982Band D / yr
Energy£152/ mo
Water£35.00/ mo
Broadband£38.00/ mo
Bus Pass£90.90/ mo
House Prices in Waltham Forest
+1.0% year-on-year
Average Property Prices
Based on Land Registry data for 2025-12-01
Average price (all types)
£611,610
Detached£1,132,200
Semi-detached£721,500
Terraced£627,150
Flat / Apartment£488,400
House prices in Waltham Forest have increased by +1.0% over the past year.
Salaries in Waltham Forest
Annual Salary
Median and mean gross annual pay
Median£52,523
Mean£60,632
Median hourly rate£25.81/hr
Salary Range
Lower and upper quartile earnings
Lower quartile (25th)£35,828
Upper quartile (75th)£72,610
vs UK National Median (£39,039)
+34.5%
£13,484 above national averageMonthly Cost of Living in Waltham Forest
Estimated Monthly Breakdown
What it costs to live in Waltham Forest each month, based on averages from ONS and open data sources.
| Category | Item | Monthly Cost |
|---|---|---|
| Housing | Rent(Average monthly rent) | £2,163 |
| Housing | Council Tax(Band D, paid over 12 months) | £165 |
| Utilities | Energy(Gas and electricity) | £152 |
| Utilities | Water | £35.00 |
| Utilities | Broadband | £38.00 |
| Transport | Transport(Monthly commute estimate) | £235 |
| Food | Groceries(Estimated monthly shop) | £324 |
| Leisure | Leisure(Gym, dining out, entertainment) | £191 |
| Estimated Total | £3,303 |
These figures are estimates based on averages and may vary depending on your lifestyle, property type, and household size. Council tax shown at Band D; your band may differ.
Transport Costs in Waltham Forest
Monthly Bus Pass
Standard adult monthly bus pass
£90.90
Fuel per Litre
Average petrol price per litre
£1.81
Monthly Commute
Estimated monthly commuting cost
£235
Compare Waltham Forest with Another Location
See how the cost of living in Waltham Forest stacks up against other UK cities and towns.
Waltham Forest vs London
Waltham Forest vs Manchester
Waltham Forest vs Birmingham
Waltham Forest vs Edinburgh
Frequently Asked Questions About Living in Waltham Forest
- What is the average house price in Waltham Forest?
- The average house price in Waltham Forest is £611,610, based on HM Land Registry data for 2025-12-01. Detached homes average £1,132,200, while flats and apartments average £488,400. Prices have risen by +1.0% over the past year.
- What is the average salary in Waltham Forest?
- The median annual salary in Waltham Forest is £52,523, compared to the UK national median of £39,039. This is £13,484 above the national average, making it a higher-earning area. Salaries typically range from £35,828 (lower quartile) to £72,610 (upper quartile).
- How much does it cost to rent in Waltham Forest?
- Average monthly rent in Waltham Forest is £2,163 per month. Rents have decreased by +0.9% over the past year.
- Is Waltham Forest an affordable place to live?
- Waltham Forest is expensive relative to local earnings. Rent accounts for approximately 49% of the median monthly income, significantly above the 30% affordability threshold. The average monthly rent is £2,163, while the median annual salary is £52,523 (approximately £4,377 per month before tax).
- How does Waltham Forest compare to London?
- The average house price in Waltham Forest is £611,610, compared to approximately £551,000 in London. Property in Waltham Forest is £60,610 more expensive than the London average. Rent is also more affordable, at £2,163 per month versus approximately £2,253 in London.
- Are house prices rising or falling in Waltham Forest?
- House prices in Waltham Forest are currently rising, with a +1.0% increase over the past year. The current average price of £611,610 reflects data from 2025-12-01. As with all property markets, past performance does not guarantee future changes.
Nearby Locations
Explore the cost of living in other nearby areas.