Upper Walthamstow · Waltham Forest · Walthamstow constituency · 51.58559, 0.00933

E17 3PY— Upper Walthamstow, Waltham Forest

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

London's quiet achiever

 

Safety 78/100Transport 38/100Low yield 3.36%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak schools

Liveability
59
Safety
78
Schools
—
Transport
38
Environment
93
Investment
50

The bottom line

E17 3PY offers low crime and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

E17 3PY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: GoodInvestment 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 3PY

🛡️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🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How E17 3PY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

St Mary's CofE Primary School

Not yet inspected · 11 min walk

KS2: 110.9

—

Secondary

Leytonstone School

Not yet inspected · 14 min walk

P8: -0.14A8: 51.3

Childcare

Childcare

Church Hill Nursery School

Not inspected · 20 min walk

1 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)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.8km

Crime is 32% below London average

Property

Prices, sales volume and market trends

Avg floor area173.5 m²

EPC breakdown

D
2%
E
2%

Based on 4 properties · Confidence: low

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£433,750
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)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,928
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
Snaresbrook Underground StationCentral line
12 min walk
Wood Street→ Liverpool Street· 4 tph
21 min

Nearby stations

Wood Street Rail StationWeaver
10 min walk
Wood StreetNational Rail
10 min walk
Snaresbrook Underground StationCentral
13 min walk
South Woodford Underground StationCentral
18 min walk
Wanstead Underground StationCentral
22 min walk
No bus stops within 400m

22

Walkability score

73

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 park155m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Snaresbrook Road Car Park18 spaces
344m
🅿️
The Boat House Car Park· yes
736m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.2 km away✗ Not Green Belt✗ Not AONB90% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.2 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

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketMetro Food Centre · 1.1 km
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

0

Libraries (1km)

0

Cinemas (2km)

916m

Post office

Nearby cafes

Rising Son Cafe279 m
Boat House Kiosk730 m
The Lakeside Diner842 m
The Log Cabin879 m

Nearby restaurants

My Shish321 m
The Sultan715 m
Tandoori Night736 m
Eatwell Restaurant962 m

Nearby gyms

Sylvestrian Leisure Centre91 m
Walthamstow Cricket Tennis and Squash Club585 m

Nearby health

Reliable Scan Limited760 m
Whipps Cross University Hospital1.0 km
Food hygiene (5-star)100% of 3

Business

Local businesses registered here

Active businesses
4
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

FOREST SCHOOL, LONDON
SHE (ONLINE) LTD
SNARESBROOK PREPARATORY SCHOOL LIMITED
SYLVESTRIAN ENTERPRISES LIMITED

Investment

Investment grade, yield and market outlook

50

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

29.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,417m
Crossrail 2 route4,771m

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
Yes
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
7
Local approval rate
0%
Borough approval rate
82%
Historic landfill (400m)
1
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
10 homes · MARRYATTS LODGE AND BUXTED LODGE, MARRYATTS LODGE AND BUXTED LODGE, THE FOREST, E11
Pipeline pressure
NONE

Named schemes (500m)

MARRYATTS LODGE AND BUXTED LODGE, MARRYATTS LODGE AND BUXTED LODGE, THE FOREST, E1110 homes
completed
1 Woodlands Gardens, 1 Woodlands Gardens, Woodford New Road, Walthamstow, E17 3PS2 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

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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 3PY

Full postcodeE17 3PY
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardUpper Walthamstow
Latitude51.585587
Longitude0.009330
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