Upper Walthamstow · Waltham Forest · Walthamstow constituency · 51.58615, 0.00625

E17 3PS— Upper Walthamstow, Waltham Forest

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

The family fortress

 

Schools 100%Safety 78/100Transport 36/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
62
Safety
78
Schools
60
Transport
36
Environment
93
Investment
37

The bottom line

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

The catch: high noise levels nearby.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E17 3PS 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 3PS meets your needs.

Location

E17 3PS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
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 3PS

🛡️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 3PS with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E17 3PS 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 · 9 min walk

KS2: 110.9

—

Secondary

Leytonstone School

Not yet inspected · 14 min walk

P8: -0.14A8: 51.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 18 min walk

3 primaries · 0 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)

2

Serious within 200m

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£4,860/m²
Price per ft²£452/ft²
Avg floor area114.9 m²

EPC breakdown

C
6%
D
7%
E
2%

Based on 15 properties · Confidence: medium

Street mix

Semi 43%Terraced 38%Flat 19%

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£287,250
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,928
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.5%

Total change

+555%

Market Activity

Price Velocity & Acceleration

Current Velocity

-31.4%

per year

Acceleration

-62.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £100k–£125k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached42.9%
Terraced38.1%
Flat/maisonette19%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£85k£115k+35.3%1.2
Post-dot-com plateau2001–2004£122k£278k+127.5%1.3
GFC & correction2009–2012£250k£238k-4.8%1.7
Help-to-Buy recovery2013–2015£325k£308k-5.4%1.5
Pandemic surge2021–2021£618k£618k+0%2
Rate-rise correction2023–2023£812k£812k+0%1
Current market2025–2025£557k£557k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing6
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Wood Street Rail StationWeaver
8 min walk
Wood StreetNational Rail
8 min walk
Snaresbrook Underground StationCentral
15 min walk
South Woodford Underground StationCentral
20 min walk
Walthamstow Central Rail StationWeaver
23 min walk
No bus stops within 400m

27

Walkability score

72

Footpaths (500m)

0

Santander docks (800m)

3.0 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

6

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)18
Nearest car park164m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Snaresbrook Road Car Park18 spaces
542m
🅿️
Brandon Road Carpark
642m
🅿️
The Boat House Car Park· yes
747m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.1 km away✗ Not Green Belt✗ Not AONB89% green spaceTree canopy: 46%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.9 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

URGENT CARE CENTRE (NELFT)

WHIPPS CROSS HOSPITAL, WHIPPS CROSS ROAD, E11 1NR

11 min walk

9

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

93

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Clapton Craft (677 m)

Nearest supermarketMetro Food Centre · 842 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

0

Libraries (1km)

0

Cinemas (2km)

695m

Post office

Nearby shops

Bayer Food Centre665 m
Clapton Craft679 m

Nearby cafes

Rising Son Cafe109 m
Eggs & Bread551 m
The Old Station Yard Cafe629 m
Dudley's687 m

Nearby restaurants

My Shish202 m
The Sultan524 m
Tandoori Night534 m
Mr Grill Peri-Peri635 m

Nearby pubs

Clapton Craft677 m
The Flower Pot723 m
The Duke's Head772 m

Nearby gyms

Sylvestrian Leisure Centre175 m
Walthamstow Cricket Tennis and Squash Club390 m

Nearby pharmacies

Well Pharmacy681 m

Nearby health

Reliable Scan Limited549 m
Dr. Dital Practice660 m
Whipps Cross University Hospital1.0 km
Food hygiene (5-star)83% of 6

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

ICE POLAR FOODS LIMITED
MIS FINANCE LTD
NORMAY LOCUM LIMITED

Investment

Investment grade, yield and market outlook

37

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

44.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,369m
Crossrail 2 route4,555m

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

SuburbanMedium densityOwner occupiers / families

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)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
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)
0
Largest scheme
120 homes · 1 Hylands Road, Walthamstow, London, E17 4AL, Land at, E17 4AL
Pipeline pressure
NONE

Named schemes (500m)

1 Woodlands Gardens, 1 Woodlands Gardens, Woodford New Road, Walthamstow, E17 3PS2 homes
completed
29, 29, Salters Road, Walthamstow, E17 3PS1 homes
completed
1 & 2 Evesden, 1 & 2 Evesden, The Forest, Leytonstone, E11 1PJ1 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 3PS? 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 3PS.
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 3PS

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

No spam. Unsubscribe anytime.

Key facts for E17 3PS

Full postcodeE17 3PS
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardUpper Walthamstow
Latitude51.586152
Longitude0.006252
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