Upper Walthamstow · Waltham Forest · Chingford and Woodford Green constituency · 51.59802, 0.00120

E17 4BY— Upper Walthamstow, Waltham Forest

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

The family fortress

 

Schools 100%Safety 78/100Transport 25/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
57
Safety
78
Schools
60
Transport
25
Environment
86
Investment
34

The bottom line

E17 4BY offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers 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 4BY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+13.8% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for E17 4BY

🛡️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 4BY 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 · 2 min walk

KS2: 106.7

—

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.8 incidents per 1,000 residents

Better than 70% of London
↑ Rising 257.1%

from a low base — still below London average

-40% vs borough

Crime by type

Other29%
Vehicle crime20%
Anti-social behaviour19%
Violence & sexual offences19%
Drug offences8%
Burglary4%
Robbery1%
Theft0%

Stop & search

1.1

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

1

Incidents (1yr)

10

Incidents (5yr)

Nearest station: LFB Woodford · 2.0km

Crime is 37% 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£6,454/m²
Price per ft²£600/ft²
Avg floor area94.5 m²

EPC breakdown

C
7%
D
26%
E
7%

Based on 40 properties · Confidence: high

Street mix

Semi 3%Terraced 96%Flat 1%

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£236,250
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)
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

1995–2024 · CAGR

+6.9%

Total change

+599%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.6%

per year

Acceleration

-23.45

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 78 sales

Property Type Mix

Total: 78 sales

Semi-detached2.6%
Terraced96.2%
Flat/maisonette1.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£85k£83k-2.4%5
Post-dot-com plateau2001–2004£140k£217k+55%4
Pre-crash peak2005–2007£230k£268k+16.2%5.3
GFC & correction2008–2011£269k£250k-6.9%1.3
Help-to-Buy recovery2014–2016£365k£510k+39.7%3.7
Brexit uncertainty2017–2019£618k£490k-20.7%1
Pandemic surge2020–2020£525k£525k+0%2
Rate-rise correction2022–2023£601k£672k+11.8%2.5
Current market2024–2024£594k£594k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.5% alpha

Terraced-1.5% α
Local
7.5%
District
9%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Bottom 25% — limited connections
Highams Park

Nearby stations

Highams Park Rail StationWeaver
14 min walk
Highams ParkNational Rail
14 min walk
Wood Street Rail StationWeaver
16 min walk
South Woodford Underground StationCentral
24 min walk
Walthamstow Central Rail StationWeaver
28 min walk
No bus stops within 400m

13

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

3.6 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

1

Car parks (800m)

1

EV chargers (800m)

Nearest car park707m
Santander docks (800m)0
Nearest cycle dock3.6 km

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.9 km away✗ Not Green Belt✗ Not AONB93% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 5.0 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

7 min walk

71%

Recommend GP

71%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 976 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Royal Oak (698 m)

Nearest supermarketMetro Food Centre · 960 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Newsplus Food & Wine184 m
Samy's608 m
Food & Wine876 m
Forest Road Supermarket889 m

Nearby cafes

The Galley577 m
Buntings Cafe636 m
Wadham Cafe690 m
Corner Coffee Shop819 m

Nearby restaurants

Sun On553 m
Sushi glamour555 m
Sea Breeze625 m
Curry in a Hurry710 m

Nearby pubs

The Royal Oak698 m
The Stag and Lantern1.0 km
Vino Tap1.0 km
The County Arms1.0 km

Nearby gyms

Peter May Sports Centre841 m
Lotus Health And Fitness980 m
The Fitness Space1.1 km

Nearby health

Jane Atkinson Health and Wellbeing Centre976 m
Handsworth Medical Practice1.1 km
Food hygiene (5-star)64% of 11

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

CREATIVE ON DEMAND LTD
IT CLEANING SERVICES LTD
JA NAILAH LIMITED
LEK EXECUTIVE CHAUFFEURS LTD
MIHAI ALUPULUI LTD

+6 more

Investment

Investment grade, yield and market outlook

34

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 score16/100
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

8/100

Velocity score

Future outlook

41.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,354m
Crossrail 2 route4,341m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,379 nationally

1,837

Est. population

3,530/km²

62%

Employed

43%

Degree educated

£47,800

Median income

4.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

27%
16%
24%
21%
13%
Under 1827%
18–3416%
35–4924%
50–6421%
65+13%

Tenure

34%
43%
14%
Own outright34%
Own (mortgage)43%
Private rent14%
Social rent8%
Shared ownership1%

Ethnicity

41%
15%
21%
14%
White British41%
White Other15%
Asian21%
Black14%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household19%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent14%
Social rent8%

vs. London

Income vs London+13.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
6
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)
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)

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
166, 166, HALE END ROAD, E412 homes
completed
Garages adjacent 122 to 132, Garages adjacent 122 to 132, Hale End Road, Walthamstow, E17 4DP6 homes
completed
Garages Adjacent 74-84,, Garages Adjacent 74-84,, Hale End Road, Walthamstow, E176 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 4BY

Full postcodeE17 4BY
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardUpper Walthamstow
Latitude51.598019
Longitude0.001201
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