Upper Walthamstow · Waltham Forest · Walthamstow constituency · 51.58233, -0.00057

E17 3NH— Upper Walthamstow, Waltham Forest

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

The family fortress

 

Schools 100%Safety 79/100Transport 42/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
79
Schools
60
Transport
42
Environment
78
Investment
38

The bottom line

E17 3NH offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

E17 3NH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highOwner occupiers / families
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 3NH

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

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Postcode Personality

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“The family fortress”

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How E17 3NH 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 · 3 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.1 incidents per 1,000 residents

Better than 74% of London
↑ Rising 427.3%

from a low base — still below London average

-47% vs borough

Crime by type

Anti-social behaviour24%
Other21%
Violence & sexual offences19%
Drug offences12%
Vehicle crime9%
Burglary9%
Theft7%
Robbery0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.5km

Crime is 44% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E17 district median

£517,500

Based on 977 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,271/m²
Price per ft²£583/ft²
Avg floor area126.4 m²

EPC breakdown

C
5%
D
11%
E
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 25%Terraced 75%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£316,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,928
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.8%

Total change

+1069%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.2%

per year

Acceleration

-94.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £600k–£700k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached27.3%
Terraced72.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£65k£101k+54.6%1
Post-dot-com plateau2001–2004£171k£280k+63.7%1
Pre-crash peak2007–2007£273k£273k+0%1
GFC & correction2009–2011£265k£315k+18.9%1
Pandemic surge2020–2020£660k£660k+0%1
Current market2025–2025£760k£760k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

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
20.1 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
17 min walk
Walthamstow Central Underground StationVictoria
17 min walk
Leyton Midland Road Rail StationSuffragette
19 min walk
No bus stops within 400m

39

Walkability score

93

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria52 min ↑
Waterloo57 min ↑
Canary Wharf54 min ↑
City ★44 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)

5

EV chargers (800m)

Nearest car park309m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
The Boat House Car Park· yes
519m
🅿️
Brandon Road Carpark
574m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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 waterLOW
Low
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.5 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.5 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

2 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 · 565 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

97

Parks (1km)

13

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketMetro Food Centre · 895 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

569m

Post office

Nearby shops

Bayer Food Centre552 m
Clapton Craft579 m
Glade Food & Wine Ltd882 m
Orzet Polski Sklep888 m

Nearby cafes

Lamb's Cafe123 m
Bom Pecado175 m
Urban Bites250 m
Muzza322 m

Nearby restaurants

Perfect Chicken144 m
Kabila Barbeque Restaurant166 m
The Sultan247 m
Made in Portugal279 m

Nearby pubs

The Raglan255 m
Mother's Ruin Gin Factory552 m
Pillars Brewery571 m
Clapton Craft574 m

Nearby gyms

Walthamstow Cricket Tennis and Squash Club315 m
Sylvestrian Leisure Centre785 m

Nearby pharmacies

Well Pharmacy585 m

Nearby health

Reliable Scan Limited378 m
The Bailey Practice494 m
Whipps Cross University Hospital565 m
Dr. Dital Practice624 m
Food hygiene (5-star)48% of 58

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BEM BLG LIMITED
FULL MORTGAGE SERVICES LIMITED
HOPE PSH LTD

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

57.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,768m
Crossrail 2 route4,127m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,815 nationally

1,607

Est. population

15,226/km²

68%

Employed

54%

Degree educated

£45,200

Median income

4.1%

Claimant rate

Inner cityVery high densityOwner occupiers / families

52

Community stability

Age profile

26%
18%
27%
18%
Under 1826%
18–3418%
35–4927%
50–6418%
65+10%

Tenure

24%
42%
18%
15%
Own outright25%
Own (mortgage)42%
Private rent18%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

47%
15%
15%
White British47%
White Other15%
Asian15%
Black11%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine16%
No car household39%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent18%
Social rent15%

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)
10
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)
16
Largest scheme
436 homes · Marlowe Road Estate, Marlowe Road Estate, Marlowe Road, Walthamstow, E17
Pipeline pressure
NONE

Named schemes (500m)

PART OF FORMER GOODS YARD, PART OF FORMER GOODS YARD, WOOD STREET, E17 3LX60 homes
completed
257-273, 257-273, Wood Street, Walthamstow, E1738 homes
completed
857, 857, Lea Bridge Road, Walthamstow, E17 9DS32 homes
completed
Wood Street Goods Yard, 186, Wood Street Goods Yard, 186, Wood Street, Walthamstow, E1724 homes
completed
859, 859, Lea Bridge Road, Walthamstow, E17 9DS23 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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Key facts for E17 3NH

Full postcodeE17 3NH
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardUpper Walthamstow
Latitude51.582330
Longitude-0.000571
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