Upper Walthamstow · Waltham Forest · Walthamstow constituency · 51.58247, 0.00081

E17 3GL— Upper Walthamstow, Waltham Forest

Location and area intelligence for E17 3GL, Upper Walthamstow, Waltham Forest

The family fortress

 

Schools 100%Safety 70/100Transport 42/100Low yield 3.36%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
70
Schools
60
Transport
42
Environment
90
Investment
52

The bottom line

E17 3GL offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E17 3GL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.6% vs London avg
vs London crime+44.0% vs London avg

Deep-dive guides for E17 3GL

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E17 3GL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Mary's CofE Primary School

Not yet inspected · 4 min walk

KS2: 110.9

—

Secondary

Leytonstone School

Not yet inspected · 11 min walk

P8: -0.14A8: 51.3

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 13 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

93.5 incidents per 1,000 residents

Higher crime than 70% of London
↑ Rising 292.9%

+38% vs borough

Crime by type

Anti-social behaviour23%
Other23%
Violence & sexual offences21%
Vehicle crime9%
Drug offences7%
Burglary7%
Theft6%
Robbery5%

Stop & search

1.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.5km

Crime is +44% above London average

Property

Prices, sales volume and market trends

Avg floor area96.1 m²

EPC breakdown

B
10%
C
5%

Based on 15 properties · Confidence: medium

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£240,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2016
WallsAverage thermal transmittance 0.20 W/m²K
RoofAverage thermal transmittance 0.11 W/m²K
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band BAnnual charge £1,500
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Leytonstone Underground StationCentral line
19.8 min walk
Wood Street→ Liverpool Street· 4 tph
21 min

Nearby stations

Wood Street Rail StationWeaver
6 min walk
Wood StreetNational Rail
6 min walk
Walthamstow Central Rail StationWeaver
18 min walk
Walthamstow Central Underground StationVictoria
18 min walk
Snaresbrook Underground StationCentral
18 min walk
No bus stops within 400m

38

Walkability score

91

Footpaths (500m)

0

Santander docks (800m)

2.6 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria56 min ↑
Waterloo57 min ↑
Canary Wharf45 min ≈
City ★43 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

15

Car parks (800m)

4

EV chargers (800m)

Nearest car park343m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
The Boat House Car Park· yes
459m
🅿️
Brandon Road Carpark
593m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed150 Mbps
Median download184 Mbps
Superfast coverage100%
All operators 5G84%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.6 km away✗ Not Green Belt✗ Not AONB80% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.6 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield847.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE ECCLESBOURNE PRACTICE

ECCLESBOURNE, 1 WARWICK TERRACE, LEA BRIDGE ROAD, LEYTON, E17 9DP

3 min walk

55%

Recommend GP

55%

Overall GP experience

14

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 558 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

12

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Raglan (344 m)

Nearest supermarketMetro Food Centre · 912 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

599m

Post office

Nearby shops

Bayer Food Centre578 m
Clapton Craft604 m
Glade Food & Wine Ltd878 m
Orzet Polski Sklep908 m

Nearby cafes

Lamb's Cafe181 m
Bom Pecado244 m
Urban Bites330 m
Muzza400 m

Nearby restaurants

Perfect Chicken207 m
Kabila Barbeque Restaurant234 m
The Sultan258 m
Tandoori Night322 m

Nearby pubs

The Raglan344 m
Clapton Craft600 m
Mother's Ruin Gin Factory640 m
The Flower Pot658 m

Nearby gyms

Walthamstow Cricket Tennis and Squash Club282 m
Sylvestrian Leisure Centre699 m

Nearby pharmacies

Well Pharmacy610 m

Nearby health

Reliable Scan Limited393 m
Whipps Cross University Hospital558 m
The Bailey Practice581 m
Dr. Dital Practice642 m
Food hygiene (5-star)50% of 48

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

SOPHIE & COSECS LIMITED

Investment

Investment grade, yield and market outlook

52

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

25

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,827m
Crossrail 2 route4,219m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,783 nationally

2,354

Est. population

9,692/km²

62%

Employed

41%

Degree educated

£45,200

Median income

8.9%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

35

Community stability

Age profile

29%
23%
26%
15%
Under 1829%
18–3423%
35–4926%
50–6415%
65+7%

Tenure

19%
32%
38%
Own outright10%
Own (mortgage)19%
Private rent32%
Social rent38%
Shared ownership1%
Rent free0%

Ethnicity

27%
20%
18%
22%
White British27%
White Other20%
Asian18%
Black22%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine22%
No car household53%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Social rent38%
Private rent32%

vs. London

Income vs London+7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
9
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
14
Largest scheme
60 homes · PART OF FORMER GOODS YARD, PART OF FORMER GOODS YARD, WOOD STREET, E17 3LX
Pipeline pressure
NONE

Named schemes (500m)

257-273, 257-273, Wood Street, Walthamstow, E1738 homes
completed
857, 857, Lea Bridge Road, Walthamstow, E17 9DS32 homes
completed
859, 859, Lea Bridge Road, Walthamstow, E17 9DS23 homes
completed
280, 280, WOOD STREET, E17 3NG20 homes
completed
275, 275, Wood Street, Walthamstow, E17 3NR17 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
32.5%
Ward turnout
38%
Election year
2022
MP
Ms Stella Creasy (Labour (Co-op))
MP majority
17,996
Constituency
Walthamstow

Councillors

Caramel QuinLabour and Co-operative Party
Yusuf PatelLabour and Co-operative Party

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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 3GL

Full postcodeE17 3GL
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardUpper Walthamstow
Latitude51.582468
Longitude0.000806
Parliamentary constituencyWalthamstow
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey