Upper Walthamstow · Waltham Forest · Walthamstow constituency · 51.58513, 0.00277

E17 3PH— Upper Walthamstow, Waltham Forest

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

The family fortress

 

Schools 100%Safety 78/100Transport 44/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
78
Schools
60
Transport
44
Environment
90
Investment
40

The bottom line

E17 3PH offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E17 3PH scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E17 3PH meets your needs.

Location

E17 3PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.6% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for E17 3PH

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E17 3PH with:

Postcode Personality

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

“The family fortress”

Share:WhatsAppShare on X

How E17 3PH 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 · 5 min walk

KS2: 110.9

—

Secondary

Leytonstone School

Not yet inspected · 13 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 · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.4 incidents per 1,000 residents

Better than 67% of London
↑ Rising 315.8%

from a low base — still below London average

-35% vs borough

Crime by type

Violence & sexual offences28%
Other22%
Anti-social behaviour20%
Vehicle crime18%
Burglary6%
Drug offences4%
Theft3%
Robbery0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.8km

Crime is 32% 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£6,495/m²
Price per ft²£603/ft²
Avg floor area112.8 m²

EPC breakdown

C
2%
D
12%
E
5%

Based on 19 properties · Confidence: medium

Street mix

Semi 78%Terraced 17%Flat 5%

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£282,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1995–2024 · CAGR

+8%

Total change

+842%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.6%

per year

Acceleration

-29.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 41 sales

Property Type Mix

Total: 41 sales

Semi-detached78%
Terraced17.1%
Flat/maisonette4.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£82k£126k+53%1.5
Post-dot-com plateau2001–2004£194k£276k+42.8%2
Pre-crash peak2005–2007£300k£428k+42.5%1.3
GFC & correction2008–2012£380k£347k-8.7%1.8
Help-to-Buy recovery2013–2016£400k£600k+50%1.2
Brexit uncertainty2017–2019£865k£675k-22%2
Pandemic surge2020–2021£650k£810k+24.6%1.5
Current market2024–2024£773k£773k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.2% alpha

Semi-detached-0.2% α
Local
7.6%
District
7.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing2
Trend Position75

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
22.9 min walk
Wood Street→ Liverpool Street· 4 tph
21 min

Nearby stations

Wood Street Rail StationWeaver
5 min walk
Wood StreetNational Rail
5 min walk
Snaresbrook Underground StationCentral
17 min walk
Walthamstow Central Rail StationWeaver
20 min walk
Walthamstow Central Underground StationVictoria
20 min walk
No bus stops within 400m

38

Walkability score

101

Footpaths (500m)

0

Santander docks (800m)

2.8 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

11

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)18
Nearest car park399m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Brandon Road Carpark
457m
🅿️
The Boat House Car Park· yes
656m
🅿️
Snaresbrook Road Car Park18 spaces
704m

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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.9 km away✗ Not Green Belt✗ Not AONB80% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.7 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): None recorded

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

7 min walk

55%

Recommend GP

55%

Overall GP experience

13

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 849 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

104

Parks (1km)

10

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Clapton Craft (484 m)

Nearest supermarketMetro Food Centre · 729 m
6 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)

496m

Post office

Nearby shops

Bayer Food Centre466 m
Clapton Craft487 m
Orzet Polski Sklep734 m
Welcome Food Centre773 m

Nearby cafes

Eggs & Bread316 m
Rising Son Cafe323 m
The Old Station Yard Cafe403 m
Dudley's502 m

Nearby restaurants

The Sultan260 m
Tandoori Night279 m
My Shish413 m
Mr Grill Peri-Peri430 m

Nearby pubs

Clapton Craft484 m
The Flower Pot539 m
The Duke's Head599 m
The Raglan637 m

Nearby gyms

Walthamstow Cricket Tennis and Squash Club128 m
Sylvestrian Leisure Centre436 m

Nearby pharmacies

Well Pharmacy491 m

Nearby health

Reliable Scan Limited311 m
Dr. Dital Practice490 m
The Bailey Practice711 m
Whipps Cross University Hospital849 m
Food hygiene (5-star)51% of 37

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BELL & CO INTERIORS LIMITED
JAN HOBEL ARCHITECTS LTD
NEUAL CONSULTING LIMITED
QAZIWHOLESALERS LTD
THE CAR GUYS FOR HELP LIMITED

Investment

Investment grade, yield and market outlook

40

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

High

Demand

Low

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

56

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,152m
Crossrail 2 route4,321m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,567 nationally

1,779

Est. population

3,474/km²

68%

Employed

55%

Degree educated

£45,200

Median income

3.6%

Claimant rate

Inner cityMedium densityYoung professionals

50

Community stability

Age profile

25%
19%
27%
19%
Under 1825%
18–3419%
35–4927%
50–6419%
65+11%

Tenure

28%
40%
25%
Own outright28%
Own (mortgage)40%
Private rent25%
Social rent6%
Shared ownership1%

Ethnicity

44%
18%
16%
White British44%
White Other18%
Asian16%
Black12%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine12%
No car household28%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent25%
Social rent6%

vs. London

Income vs London+7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
11
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
275, 275, Wood Street, Walthamstow, E17 3NR17 homes
completed
199-201, 199-201, WOOD STREET, E1712 homes
completed
287, 287, Wood Street, Walthamstow, E17 3NL8 homes
completed
Avon Road, Walthamstow, E17 3RD7 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

Live in E17 3PH? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E17 3PH.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

Similar postcodes

Frequently asked questions

📍 Track E17 3PH

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E17 3PH

Full postcodeE17 3PH
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardUpper Walthamstow
Latitude51.585133
Longitude0.002771
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