Upper Walthamstow · Waltham Forest · Chingford and Woodford Green constituency · 51.59279, 0.00041

E17 4BP— Upper Walthamstow, Waltham Forest

Location and area intelligence for E17 4BP, Upper Walthamstow, Waltham Forest

The family fortress

 

Schools 100%Safety 75/100Transport 31/100Low yield 3.36%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
60
Safety
75
Schools
60
Transport
31
Environment
67
Investment
45

The bottom line

E17 4BP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 50 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E17 4BP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+13.8% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for E17 4BP

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E17 4BP 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 · 4 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 · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.3 incidents per 1,000 residents

Better than 51% of London
↑ Rising 350.0%

-7% vs borough

Crime by type

Other23%
Anti-social behaviour19%
Violence & sexual offences18%
Vehicle crime16%
Drug offences12%
Burglary9%
Theft3%
Robbery1%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: LFB Woodford · 2.5km

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area93.2 m²

EPC breakdown

C
11%
D
8%
E
2%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 19%Terraced 82%

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£233,000
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)
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

1995–2021 · CAGR

+7.7%

Total change

+582%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.8%

per year

Acceleration

-17.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached20%
Terraced80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£72k£99k+37.9%2.3
Post-dot-com plateau2003–2004£178k£350k+96.6%1.5
Pre-crash peak2005–2007£225k£255k+13.3%2.7
GFC & correction2011–2011£300k£300k+0%1
Help-to-Buy recovery2016–2016£440k£440k+0%2
Brexit uncertainty2018–2018£505k£505k+0%1
Pandemic surge2021–2021£491k£491k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.7% alpha

Terraced-1.7% α
Local
7.7%
District
9.4%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing11
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
Walthamstow Central Underground StationVictoria line
21.1 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
Highams Park Rail StationWeaver
22 min walk
Walthamstow Central Rail StationWeaver
22 min walk
Walthamstow Central Underground StationVictoria
22 min walk
No bus stops within 400m

42

Walkability score

53

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)

2

EV chargers (800m)

Nearest car park525m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Brandon Road Carpark
651m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.4 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% 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

THE FOREST SURGERY

2 MACDONALD ROAD, WALTHAMSTOW, E17 4BA

5 min walk

71%

Recommend GP

71%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 556 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

16

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The William Morris (593 m)

Nearest supermarketMetro Food Centre · 439 m
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

1

Libraries (1km)

0

Cinemas (2km)

696m

Post office

Nearby shops

Welcome Food Centre443 m
Food & Wine466 m
Orzet Polski Sklep467 m
Samy's470 m

Nearby cafes

Corner Coffee Shop397 m
Caffe Delight422 m
Caffe Di Napoli451 m
La Cafeteria477 m

Nearby restaurants

DNR410 m
Food Adictz426 m
QFC428 m
Wong's432 m

Nearby pubs

The William Morris593 m
The Duke's Head619 m
The Flower Pot652 m
Clapton Craft676 m

Nearby gyms

Walthamstow Cricket Tennis and Squash Club868 m
Sylvestrian Leisure Centre923 m

Nearby pharmacies

Well Pharmacy668 m

Nearby health

Jane Atkinson Health and Wellbeing Centre556 m
Dr. Dital Practice606 m
Reliable Scan Limited805 m
Food hygiene (5-star)40% of 73

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

SOUNDOFTREES LTD
VIVA SUPPLY LTD

Investment

Investment grade, yield and market outlook

45

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

33.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,819m
Crossrail 2 route4,177m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,188 nationally

1,849

Est. population

10,733/km²

62%

Employed

45%

Degree educated

£47,800

Median income

6.5%

Claimant rate

SuburbanHigh densityEstablished mixed

48

Community stability

Age profile

24%
21%
24%
19%
Under 1824%
18–3421%
35–4924%
50–6419%
65+11%

Tenure

26%
31%
21%
22%
Own outright26%
Own (mortgage)31%
Private rent21%
Social rent22%
Shared ownership1%

Ethnicity

43%
15%
16%
14%
White British43%
White Other15%
Asian16%
Black14%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household34%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Social rent22%
Private rent21%

vs. London

Income vs London+13.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
12
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)
4
Largest scheme
436 homes · Marlowe Road Estate, Marlowe Road Estate, Marlowe Road, Walthamstow, E17
Pipeline pressure
NONE

Named schemes (500m)

Former Hawker Siddeley Site, Forest Works, Former Hawker Siddeley Site, Forest Works, Fulbourne Road, Walthamstow, E17 4EF252 homes
completed
1 Hylands Road, Walthamstow, London, E17 4AL, Land at, E17 4AL120 homes
completed
SITE BRITISH TELECOM DEPOT, 105, SITE BRITISH TELECOM DEPOT, 105, HALE END ROAD, E1779 homes
completed
FORMER ALLOTMENTS AT HALE BRINKS SOUTH, FORMER ALLOTMENTS AT HALE BRINKS SOUTH, HALE END ROAD, E1733 homes
completed
Calver Court, 52a, Calver Court, 52a, Radbourne Crescent, E17 3ST27 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
Sir Iain Duncan Smith (Conservative)
MP majority
4,757
Constituency
Chingford and Woodford Green

Councillors

Caramel QuinLabour and Co-operative Party
Yusuf PatelLabour and Co-operative Party

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Key facts for E17 4BP

Full postcodeE17 4BP
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardUpper Walthamstow
Latitude51.592790
Longitude0.000408
Parliamentary constituencyChingford and Woodford Green
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