Upper Walthamstow · Waltham Forest · Walthamstow constituency · 51.58792, -0.00017

E17 3RA— Upper Walthamstow, Waltham Forest

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

The family fortress

 

Schools 100%Safety 74/100Transport 42/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
74
Schools
60
Transport
42
Environment
75
Investment
36

The bottom line

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

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

Less suited to Car-free commuters.

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Location

E17 3RA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-16.7% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for E17 3RA

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E17 3RA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

The Woodside Primary Academy

Not yet inspected · 6 min walk

KS2: 105.0

—

Secondary

Frederick Bremer School

Not yet inspected · 10 min walk

P8: -0.22A8: 46.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.8 incidents per 1,000 residents

Higher crime than 53% of London
↑ Rising 327.6%

+3% vs borough

Crime by type

Other33%
Violence & sexual offences23%
Anti-social behaviour20%
Drug offences13%
Vehicle crime5%
Burglary3%
Theft2%
Robbery2%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 3.1km

Crime is +7% above 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 build100.0%
Price per m²£3,281/m²
Price per ft²£305/ft²
Avg floor area97.8 m²

EPC breakdown

B
4%
C
11%
D
22%
E
6%

Based on 43 properties · Confidence: high

Street mix

Semi 2%Terraced 78%Detached 11%Flat 9%

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£244,500
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 CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.3%

Total change

+670%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.0%

per year

Acceleration

+63.32

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 54 sales

Property Type Mix

Total: 54 sales

Detached11.1%
Semi-detached1.9%
Terraced77.8%
Flat/maisonette9.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£82k£140k+70.7%1.3
Post-dot-com plateau2001–2004£133k£216k+62.4%1.5
Pre-crash peak2005–2007£250k£605k+142%2.3
GFC & correction2008–2011£260k£275k+5.8%1.8
Help-to-Buy recovery2013–2016£305k£525k+72.1%1.8
Brexit uncertainty2017–2019£628k£500k-20.3%3.5
Pandemic surge2020–2021£800k£633k-20.9%2
Rate-rise correction2022–2023£600k£454k-24.3%2.5
Current market2024–2024£631k£631k+0%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Weakest performer

Flat/maisonette

-12.6% alpha

Terraced-0.8% α
Local
7.7%
District
8.5%
Flat/maisonette-12.6% α
Local
-11.4%
District
1.2%

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

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
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Walthamstow Central Underground StationVictoria line
17.4 min walk
Wood Street→ Liverpool Street· 4 tph
21 min

Nearby stations

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

49

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

2.9 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

9

Car parks (800m)

2

EV chargers (800m)

Nearest car park197m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Brandon Road Carpark
197m

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: 23.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 86% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.0 km away✗ Not Green Belt✗ Not AONB55% green spaceTree canopy: 64%
More green space than 97% 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

DR DHITAL PRACTICE

6 LINFORD ROAD, WALTHAMSTOW, E17 3LA

3 min walk

64%

Recommend GP

64%

Overall GP experience

12

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 578 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

120

Parks (1km)

23

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketMetro Food Centre · 365 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)

260m

Post office

Nearby shops

Bayer Food Centre236 m
Clapton Craft236 m
Orzet Polski Sklep375 m
Welcome Food Centre410 m

Nearby cafes

Dudley's232 m
Moonlight Cafe234 m
Coffee Boxx248 m
Teras257 m

Nearby restaurants

Mr Grill Peri-Peri227 m
Charcoal Grill234 m
Golden Fried Chicken242 m
Jungle Braai255 m

Nearby pubs

Clapton Craft237 m
The Flower Pot263 m
The Duke's Head296 m
The William Morris641 m

Nearby gyms

Walthamstow Cricket Tennis and Squash Club334 m
Sylvestrian Leisure Centre644 m

Nearby pharmacies

Well Pharmacy236 m

Nearby health

Dr. Dital Practice192 m
Reliable Scan Limited271 m
Jane Atkinson Health and Wellbeing Centre578 m
The Bailey Practice670 m
Food hygiene (5-star)42% of 77

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

ADRIAN TINSLEY LTD
CLEARTHREAD LIMITED
GEOPLANET LIMITED
HUMA IRFAN LIMITED
HUMA LONDON LIMITED

+11 more

Investment

Investment grade, yield and market outlook

36

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

51.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,325m
Crossrail 2 route4,105m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,853 nationally

1,776

Est. population

17,384/km²

61%

Employed

45%

Degree educated

£35,000

Median income

7.5%

Claimant rate

SuburbanVery high densityEstablished mixed

43

Community stability

Age profile

28%
24%
24%
15%
Under 1828%
18–3424%
35–4925%
50–6415%
65+9%

Tenure

16%
28%
25%
31%
Own outright16%
Own (mortgage)28%
Private rent25%
Social rent31%
Shared ownership1%
Rent free0%

Ethnicity

32%
18%
19%
18%
White British32%
White Other18%
Asian19%
Black18%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household45%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent31%
Private rent25%

vs. London

Income vs London-16.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
11
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)
16
Largest scheme
436 homes · Marlowe Road Estate, Marlowe Road Estate, Marlowe Road, Walthamstow, E17
Pipeline pressure
NONE

Named schemes (500m)

Marlowe Road Estate, Marlowe Road Estate, Marlowe Road, Walthamstow, E17436 homes
completed
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
Calver Court, 52a, Calver Court, 52a, Radbourne Crescent, E17 3ST27 homes
completed
Wood Street Goods Yard, 186, Wood Street Goods Yard, 186, Wood Street, Walthamstow, E1724 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 3RA

Full postcodeE17 3RA
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardUpper Walthamstow
Latitude51.587916
Longitude-0.000167
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