Upper Walthamstow · Waltham Forest · Walthamstow constituency · 51.59223, 0.00269

E17 3RP— Upper Walthamstow, Waltham Forest

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

The family fortress

 

Schools 100%Safety 72/100Transport 31/100Low yield 3.36%

Best for: Families

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Car-dependent area — limited public transport

Liveability
51
Safety
72
Schools
60
Transport
31
Environment
79
Investment
43

The bottom line

E17 3RP 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: 50 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E17 3RP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-16.7% vs London avg
vs London crime+25.0% vs London avg

Deep-dive guides for E17 3RP

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E17 3RP 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 · 6 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 · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.5 incidents per 1,000 residents

Higher crime than 62% of London
↑ Rising 234.0%

+20% vs borough

Crime by type

Other26%
Violence & sexual offences25%
Anti-social behaviour17%
Vehicle crime16%
Drug offences10%
Burglary4%
Theft2%
Robbery0%

Stop & search

3.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: LFB Woodford · 2.4km

Crime is +25% above London average

Property

Prices, sales volume and market trends

Avg floor area64.5 m²

EPC breakdown

C
31%
D
26%
E
3%
G
2%

Based on 62 properties · Confidence: high

Street mix

Flat 100%

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£161,250
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)
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

1998–2019 · CAGR

+7.3%

Total change

+342%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.7%

per year

Acceleration

-69.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 23 sales

Property Type Mix

Total: 23 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£60k£75k+25%1
Post-dot-com plateau2001–2004£78k£127k+62.8%3.8
Pre-crash peak2006–2006£145k£145k+0%1
GFC & correction2008–2010£105k£150k+42.9%1
Help-to-Buy recovery2014–2015£190k£300k+57.9%1
Brexit uncertainty2019–2019£265k£265k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+21.6% alpha

Flat/maisonette+21.6% α
Local
33.7%
District
12.1%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

61out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing9
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Snaresbrook Underground StationCentral line
21.9 min walk
Wood Street→ Liverpool Street· 4 tph
21 min

Nearby stations

Wood Street Rail StationWeaver
9 min walk
Wood StreetNational Rail
9 min walk
South Woodford Underground StationCentral
21 min walk
Highams Park Rail StationWeaver
23 min walk
Snaresbrook Underground StationCentral
23 min walk
No bus stops within 400m

25

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

3.2 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)

0

EV chargers (800m)

Nearest car park565m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Brandon Road Carpark
670m

Connectivity

Broadband and mobile coverage

100%

Full fibre

31%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed223 Mbps
Median download225 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.5 km away✗ Not Green Belt✗ Not AONB70% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.8 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

8 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 · 688 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

79

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Duke's Head (674 m)

Nearest supermarketMetro Food Centre · 532 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)

724m

Post office

Nearby shops

Welcome Food Centre549 m
Orzet Polski Sklep562 m
Food & Wine609 m
Forest Road Supermarket625 m

Nearby cafes

Corner Coffee Shop541 m
Caffe Delight544 m
Caffe Di Napoli555 m
Wood Street Cafe557 m

Nearby restaurants

DNR544 m
Wong's546 m
Food Adictz546 m
QFC546 m

Nearby pubs

The Duke's Head674 m
The Flower Pot690 m
Clapton Craft701 m
The William Morris734 m

Nearby gyms

Sylvestrian Leisure Centre780 m
Walthamstow Cricket Tennis and Squash Club814 m

Nearby pharmacies

Well Pharmacy694 m

Nearby health

Dr. Dital Practice632 m
Jane Atkinson Health and Wellbeing Centre688 m
Reliable Scan Limited790 m
Food hygiene (5-star)73% of 11

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

BABBAR SHER LTD
CERTISEL LIMITED
COLAB CREATIVE CIC
EXCELLENT EXCHANGE LTD
LOCKE SPORTS MANAGEMENT LTD

+2 more

Investment

Investment grade, yield and market outlook

43

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 score12/100
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

9.7

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,841m
Crossrail 2 route4,327m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,318 nationally

1,926

Est. population

13,322/km²

56%

Employed

38%

Degree educated

£35,000

Median income

7.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

41

Community stability

Age profile

33%
20%
23%
17%
Under 1833%
18–3420%
35–4924%
50–6417%
65+7%

Tenure

19%
18%
49%
Own outright12%
Own (mortgage)19%
Private rent18%
Social rent49%
Shared ownership2%
Rent free0%

Ethnicity

23%
13%
20%
30%
White British23%
White Other13%
Asian20%
Black30%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine21%
No car household45%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Social rent49%
Private rent18%

vs. London

Income vs London-16.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
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)
2
Largest scheme
252 homes · Former Hawker Siddeley Site, Forest Works, Former Hawker Siddeley Site, Forest Works, Fulbourne Road, Walthamstow, E17 4EF
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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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 3RP

Full postcodeE17 3RP
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardUpper Walthamstow
Latitude51.592229
Longitude0.002694
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