Upper Walthamstow · Waltham Forest · Chingford and Woodford Green constituency · 51.59387, -0.00070

E17 4BQ— Upper Walthamstow, Waltham Forest

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

The family fortress

 

Schools 100%Safety 75/100Transport 31/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
60
Safety
75
Schools
60
Transport
31
Environment
67
Investment
36

The bottom line

E17 4BQ 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 catch: 48 min to city — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E17 4BQ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E17 4BQ meets your needs.

Location

E17 4BQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E17 4BQ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E17 4BQ with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E17 4BQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Thorpe Hall Primary School

Not yet inspected · 5 min walk

KS2: 106.7

—

Secondary

Frederick Bremer School

Not yet inspected · 3 min walk

P8: -0.22A8: 46.3

100% of local schools rated Good or Outstanding · based on 13 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 2.0km

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,263/m²
Price per ft²£582/ft²
Avg floor area98.4 m²

EPC breakdown

C
4%
D
18%
E
4%
F
1%
G
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 25%Terraced 75%

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£246,000
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 DAnnual charge £1,928
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.7%

Total change

+837%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.3%

per year

Acceleration

-36.21

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached25%
Terraced75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£134k+104.6%2.4
Post-dot-com plateau2001–2002£151k£140k-7.6%1.5
Pre-crash peak2005–2007£218k£270k+24.1%1.3
GFC & correction2012–2012£265k£265k+0%2
Help-to-Buy recovery2013–2015£320k£440k+37.5%2
Brexit uncertainty2017–2018£445k£528k+18.5%1
Pandemic surge2020–2021£453k£565k+24.9%1
Rate-rise correction2023–2023£700k£700k+0%1
Current market2025–2025£614k£614k+0%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+15.8% alpha

Weakest performer

Terraced

+1.1% alpha

Semi-detached+15.8% α
Local
30.2%
District
14.4%
Terraced+1.1% α
Local
15.4%
District
14.3%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
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
21.3 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
Highams Park Rail StationWeaver
20 min walk
Walthamstow Central Rail StationWeaver
23 min walk
Walthamstow Central Underground StationVictoria
23 min walk
No bus stops within 400m

41

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

3.2 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria56 min ↑
Waterloo61 min ↑
Canary Wharf59 min ↑
City ★48 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

7

Car parks (800m)

2

EV chargers (800m)

Nearest car park581m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Brandon Road Carpark
746m

Connectivity

Broadband and mobile coverage

97%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed487 Mbps
Median download446 Mbps
Superfast coverage97%
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: 9.5 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 43%
More green space than 82% 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

4 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 · 549 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

76

Parks (1km)

15

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The William Morris (573 m)

Nearest supermarketMetro Food Centre · 487 m
3 tennis courts

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)

784m

Post office

Nearby shops

Samy's356 m
Food & Wine450 m
Forest Road Supermarket465 m
Welcome Food Centre478 m

Nearby cafes

Corner Coffee Shop382 m
Buntings Cafe395 m
Caffe Delight440 m
La Cafeteria460 m

Nearby restaurants

DNR412 m
Titanic Fish N Kebab422 m
Food Adictz447 m
QFC450 m

Nearby pubs

The William Morris573 m
The Duke's Head691 m
The Flower Pot733 m
Clapton Craft766 m

Nearby gyms

Wadham Lodge Sports Ground781 m
Walthamstow Cricket Tennis and Squash Club994 m

Nearby pharmacies

Well Pharmacy757 m

Nearby health

Jane Atkinson Health and Wellbeing Centre549 m
Dr. Dital Practice698 m
Reliable Scan Limited915 m
Food hygiene (5-star)38% of 68

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

BAATN LTD
FORTRESS OF GAINS LTD
JERSEY’S CHICKEN LTD
LUMONEY LTD
PETER AI LTD

+4 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 months1

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

8/100

Velocity score

Future outlook

49.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,886m
Crossrail 2 route4,118m

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)
4
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
1
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
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)

Former Hawker Siddeley Site, Forest Works, Former Hawker Siddeley Site, Forest Works, Fulbourne Road, Walthamstow, E17 4EF252 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
Car Park Adjacent To Wood Street Library, 750, Car Park Adjacent To Wood Street Library, 750, Forest Road, Walthamstow, E17 4AA21 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

Live in E17 4BQ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E17 4BQ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

Similar postcodes

Frequently asked questions

📍 Track E17 4BQ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E17 4BQ

Full postcodeE17 4BQ
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardUpper Walthamstow
Latitude51.593870
Longitude-0.000699
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