Upper Walthamstow · Waltham Forest · Chingford and Woodford Green constituency · 51.59936, -0.00049

E17 4DY— Upper Walthamstow, Waltham Forest

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

The family fortress

 

Schools 100%Safety 78/100Transport 29/100Low yield 3.36%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
59
Safety
78
Schools
60
Transport
29
Environment
86
Investment
42

The bottom line

E17 4DY 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 catches: very high noise — check proximity to rail lines and 47 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E17 4DY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E17 4DY

🛡️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 4DY 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 · 7 min walk

P8: -0.22A8: 46.3

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 24 min walk

6 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

96

Road safety score

4

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LFB Woodford · 2.0km

Crime is 37% below London average

Property

Prices, sales volume and market trends

Avg floor area62.4 m²

EPC breakdown

C
9%
D
1%

Based on 10 properties · Confidence: medium

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£156,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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 Distribution

P25: £200k–£250k · P75: £200k–£250k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2008£227k£227k+0%1

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
13 min walk
Highams ParkNational Rail
13 min walk
Wood Street Rail StationWeaver
18 min walk
South Woodford Underground StationCentral
26 min walk
Walthamstow Central Underground StationVictoria
28 min walk
No bus stops within 400m

17

Walkability score

51

Footpaths (500m)

0

Santander docks (800m)

3.6 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria57 min ↑
Waterloo62 min ↑
Canary Wharf61 min ↑
City ★47 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

3

Car parks (800m)

1

EV chargers (800m)

Nearest car park601m
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 waterLOW
Low
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: 10.0 km away✗ Not Green Belt✗ Not AONB93% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.8 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

THE FOREST SURGERY

2 MACDONALD ROAD, WALTHAMSTOW, E17 4BA

8 min walk

71%

Recommend GP

71%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.0 km
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

70

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Royal Oak (589 m)

Nearest supermarketMetro Food Centre · 1.1 km
1 sports halls

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)

1.4km

Post office

Nearby shops

Newsplus Food & Wine138 m
Samy's637 m
Food & Wine949 m
Forest Road Supermarket960 m

Nearby cafes

Wadham Cafe524 m
The Galley533 m
Buntings Cafe656 m
Sali’s lounge833 m

Nearby restaurants

Sun On373 m
Sushi glamour377 m
Sea Breeze509 m
Curry in a Hurry546 m

Nearby pubs

The Royal Oak589 m
The Stag and Lantern877 m
Vino Tap877 m
The County Arms894 m

Nearby gyms

Peter May Sports Centre656 m
Wadham Lodge Sports Ground674 m
Lotus Health And Fitness837 m
The Fitness Space923 m

Nearby health

Handsworth Medical Practice973 m
Jane Atkinson Health and Wellbeing Centre1.0 km
Food hygiene (5-star)56% of 18

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

MT GREEN GLOBAL LTD
READY UP LTD

Investment

Investment grade, yield and market outlook

42

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 score16/100
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

27.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,428m
Crossrail 2 route4,270m

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)
10
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
BEVERLEY MEWS & CHARRINGTON MEWS, 1-1A, BEVERLEY MEWS & CHARRINGTON MEWS, 1-1A, BEVERLEY ROAD, E4 9LP18 homes
completed
166, 166, HALE END ROAD, E412 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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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 4DY

Full postcodeE17 4DY
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardUpper Walthamstow
Latitude51.599361
Longitude-0.000487
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