Neighbourhood · Waltham Forest
Baker's Arms: house prices and how the area is changing
Official figures for the Baker's Arms neighbourhood of Waltham Forest, England (ONS area Waltham Forest 020). Headline figures assembled 14 October 2026. Postcodes E10, E17. Figures that read a point use the neighbourhood's centre, near E10 7AE.
A neighbourhood with below-average incomes, with signals pointing away from gentrification
Baker's Arms is a neighbourhood with below-average incomes. But area signals point away from gentrification against Waltham Forest (4 of 20 signals falling, 1 rising). Houses here typically resell for £724,000 and flats for £335,000 (median resale prices, 2023-2025). Recorded crime is higher than across Waltham Forest (1.3 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Leyton Midland Road, is about a 7-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 14 October 2026; source dates are shown below.
Typical house price
£724,000
Median resale price of houses in the neighbourhood, 2023-2025; +24% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£335,000
Median resale price of flats in the neighbourhood, 2023-2025; +6% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Below average income
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Moving the other way
Weighted balance -0.17; 1 of 20 signals up, 4 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 2 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 6 small areas range from decile 2 to 4.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£60,200
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
1.3 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
In line with the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Baker's Arms sits in Waltham Forest
- Typical house price: 9th highest of 28 neighbourhoods in Waltham Forest
- Typical flat price: 6th lowest of 28 neighbourhoods in Waltham Forest
- Average household income: 2nd lowest of 28 neighbourhoods in Waltham Forest
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 14 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Baker's Arms
Source: HM Land Registry Price Paid Data, held locally and checked 14 October 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
1 of 20 counted signals point towards rising affluence against Waltham Forest, 4 the other way and 15 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- Solar and heat pumps
Falling behind the borough
- Residents aged 25 to 29
- Recorded crime
- Home improvement applications
- Benefit claims (DWP)
Stations and schools nearby
Nearest stations
- Leyton Midland Road Railway station, about a 7-minute walk from the neighbourhood's centre (510 m in a straight line). About 8 trains an hour leave between 07:00 and 19:00 on a weekday: London Overground to Barking Riverside (about 19 min) and Gospel Oak (about 24 min).
- Walthamstow Central Underground station, about a 15-minute walk from the neighbourhood's centre (1.2 km in a straight line).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school St Joseph's Catholic Junior School 580 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (May 2023).
- Nearest state secondary school George Mitchell School 560 m from the neighbourhood's centre. Ofsted: Good (Jun 2023).
Schools: Department for Education, Get Information about Schools (13 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about Baker's Arms
What is the typical house price in Baker's Arms?
£724,000. Median resale price of houses in the neighbourhood, 2023-2025; +24% against 2017-2019.
How does Baker's Arms compare with the rest of Waltham Forest?
Typical house price: 9th highest of 28 neighbourhoods in Waltham Forest. Typical flat price: 6th lowest of 28 neighbourhoods in Waltham Forest. Average household income: 2nd lowest of 28 neighbourhoods in Waltham Forest.
Is Baker's Arms an affluent area?
Below average income. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Baker's Arms gentrifying?
Moving the other way. Weighted balance -0.17; 1 of 20 signals up, 4 down, against the borough.
What is the nearest station to Baker's Arms?
Leyton Midland Road. Railway station, about a 7-minute walk from the neighbourhood's centre (510 m in a straight line). About 8 trains an hour leave between 07:00 and 19:00 on a weekday: London Overground to Barking Riverside (about 19 min) and Gospel Oak (about 24 min).
Which state schools are nearest to Baker's Arms?
Nearest state primary school. St Joseph's Catholic Junior School. 580 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (May 2023). Nearest state secondary school. George Mitchell School. 560 m from the neighbourhood's centre. Ofsted: Good (Jun 2023).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Baker's Arms?
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Prepare a full report for a home here See a sample reportNearby neighbourhoods in Waltham Forest
- Whipps Cross
- Leyton North
- Walthamstow Central
- Markhouse & St James Park
- Upper Walthamstow
- Leytonstone North
- Lea Bridge
- Leyton East
- All 28 neighbourhoods in Waltham Forest
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.