Upper Walthamstow · Waltham Forest · Walthamstow constituency · 51.59030, 0.00065

E17 3RG— Upper Walthamstow, Waltham Forest

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

The family fortress

 

Schools 100%Safety 74/100Transport 34/100Low yield 3.36%

Best for: Families

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Car-dependent area — limited public transport

Liveability
59
Safety
74
Schools
60
Transport
34
Environment
66
Investment
46

The bottom line

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

The catch: 50 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E17 3RG

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 3RG

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

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“The family fortress”

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How E17 3RG 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 · 4 min walk

KS2: 105.0

—

Secondary

Frederick Bremer School

Not yet inspected · 7 min walk

P8: -0.22A8: 46.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 15 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: Walthamstow Fire Station · 2.0km

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area80.3 m²

EPC breakdown

C
9%
D
8%
E
4%
F
2%

Based on 23 properties · Confidence: medium

Street mix

Semi 38%Flat 63%

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£200,750
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, with external insulation
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2023 · CAGR

+8.1%

Total change

+660%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.7%

per year

Acceleration

+92.38

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached40%
Flat/maisonette60%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£50k£55k+10%1.7
Post-dot-com plateau2001–2001£245k£245k+0%1
Pre-crash peak2005–2007£360k£475k+31.9%1
GFC & correction2009–2009£78k£78k+0%1
Help-to-Buy recovery2016–2016£340k£340k+0%1
Brexit uncertainty2017–2017£587k£587k+0%2
Pandemic surge2020–2021£875k£300k-65.7%1
Rate-rise correction2023–2023£380k£380k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Walthamstow Central Underground StationVictoria line
19.4 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
20 min walk
Walthamstow Central Underground StationVictoria
21 min walk
Snaresbrook Underground StationCentral
22 min walk
No bus stops within 400m

46

Walkability score

55

Footpaths (500m)

0

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

London Bridge58 min ↑
Victoria61 min ↑
Waterloo66 min ↑
Canary Wharf52 min ↑
City ★50 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

8

Car parks (800m)

2

EV chargers (800m)

Nearest car park353m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Brandon Road Carpark
413m

Connectivity

Broadband and mobile coverage

100%

Full fibre

71%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed382 Mbps
Median download388 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: 9.2 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.6 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

5 min walk

64%

Recommend GP

64%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 534 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

103

Parks (1km)

20

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Duke's Head (428 m)

Nearest supermarketMetro Food Centre · 334 m
4 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)

468m

Post office

Nearby shops

Orzet Polski Sklep361 m
Welcome Food Centre365 m
Clapton Craft442 m
Bayer Food Centre455 m

Nearby cafes

Wood Street Cafe337 m
Caffe Di Napoli368 m
Casa 05371 m
Indie Roots372 m

Nearby restaurants

Marilucia Ristorante Pizzeria338 m
Golden Dragon369 m
Mini Hiba370 m
Dixy Chicken & Pizza372 m

Nearby pubs

The Duke's Head428 m
The Flower Pot438 m
Clapton Craft445 m
The William Morris592 m

Nearby gyms

Walthamstow Cricket Tennis and Squash Club591 m
Sylvestrian Leisure Centre716 m

Nearby pharmacies

Well Pharmacy438 m

Nearby health

Dr. Dital Practice377 m
Jane Atkinson Health and Wellbeing Centre534 m
Reliable Scan Limited540 m
The Bailey Practice905 m
Food hygiene (5-star)41% of 75

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ANNEMARIE WOODS LIMITED

Investment

Investment grade, yield and market outlook

46

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

27.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,584m
Crossrail 2 route4,168m

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)
2
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
9
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)
12
Largest scheme
436 homes · Marlowe Road Estate, Marlowe Road Estate, Marlowe Road, Walthamstow, E17
Pipeline pressure
NONE

Named schemes (500m)

1 Hylands Road, Walthamstow, London, E17 4AL, Land at, E17 4AL120 homes
completed
Calver Court, 52a, Calver Court, 52a, Radbourne Crescent, E17 3ST27 homes
completed
26-28, 26-28, Bisterne Avenue, Walthamstow, E17 3QU23 homes
completed
LAND AT, 66, LAND AT, 66, RADBOURNE CRESCENT, E1716 homes
completed
Land adjacent to 94, Land adjacent to 94, Corbett Road, Walthamstow, E17 3JZ12 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 3RG

Full postcodeE17 3RG
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardUpper Walthamstow
Latitude51.590304
Longitude0.000645
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