St James · Waltham Forest · Walthamstow constituency · 51.58724, -0.04295

E17 6AU— St James, Waltham Forest

Location and area intelligence for E17 6AU, St James, Waltham Forest

The practical family move

 

Schools 100%Safety 60/100Transport 50/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
65
Safety
60
Schools
90
Transport
50
Environment
85
Investment
49

The bottom line

E17 6AU offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: very high noise (55 dB) — check proximity to rail lines.

Less suited to Families.

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Location

E17 6AU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+3.6% vs London avg
vs London crime+191.0% vs London avg

Deep-dive guides for E17 6AU

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

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“The practical family move”

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How E17 6AU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Patrick's Catholic Primary School

Good · Inspected Jun 2023 · 6 min walk

KS2: 104.5

—

Secondary

Willowfield School

Not yet inspected · 3 min walk

P8: +0.01A8: 48.9

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

189.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+179% vs borough

Crime by type

Other41%
Violence & sexual offences17%
Anti-social behaviour14%
Theft8%
Burglary7%
Vehicle crime6%
Drug offences4%
Robbery3%

Road safety

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.0km

Crime is +191% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,098/m²
Price per ft²£566/ft²
Avg floor area65.6 m²

EPC breakdown

B
111%

Based on 111 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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£164,000
Rebuild cost per m²£2,500/m²

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

Construction era2022
WallsAverage thermal transmittance 0.20 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2020–2025 · CAGR

+25.1%

Total change

+207%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.3%

per year

Acceleration

-282.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 58 sales

Property Type Mix

Total: 58 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2020–2020£130k£130k+0%14
Rate-rise correction2022–2022£478k£478k+0%41
Current market2025–2025£400k£400k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+23.3% alpha

Flat/maisonette+23.3% α
Local
25.1%
District
1.8%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Blackhorse Road StationVictoria line
1.2 min walk
Blackhorse Road

Nearby stations

Blackhorse Road Underground StationVictoria
2 min walk
Blackhorse Road Rail StationSuffragette
2 min walk
Blackhorse RoadNational Rail
2 min walk
St James Street (London) Rail StationWeaver
12 min walk
Tottenham Hale Underground StationVictoria
15 min walk
2 bus routes · 5 stops within 400m · 72 buses/hr peak

67

Walkability score

97

Footpaths (500m)

0

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★39 min
Waterloo45 min ↑
Canary Wharf51 min ↑
City45 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

5

Car parks (800m)

6

EV chargers (800m)

Nearest car park466m
Santander docks (800m)0
Nearest cycle dock3.0 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: 26.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 81% of London
NoiseVERY HIGH
road · Rail Lden: 55 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 0.6 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

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 yield848.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SINNOTT MEDICAL CENTRE

8 ST ANDREW'S ROAD, WALTHAMWSTOW, E17 6BD

10 min walk

61%

Recommend GP

61%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

9

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 191 m
1 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Tesco Express15 m
Blackhorse Food and Wiine231 m
Umit Supermarket358 m
Hitesh News & Convenience Store572 m

Nearby cafes

Starbucks49 m
The Willow Tree53 m
Cafe Rodi202 m
Hermanos Colombian Coffee Roasters255 m

Nearby restaurants

Dodici Pizze48 m
Greggs67 m
Olive Dining Ltd at Willowfield School173 m
Yasar's Kebab House191 m

Nearby pubs

The Black Horse47 m
Big Penny Social387 m
Forest Wines441 m
Signature Brew Taproom479 m

Nearby gyms

F45 Training101 m
Yonder Climbing297 m
Yonder The Studio301 m
Douglas Eyre Sports Centre729 m

Nearby health

Jan Dental and Aesthetic Clinic8 m
St James Medical Practice946 m
Food hygiene (5-star)56% of 50

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BOOKED LIKE CRAZY LIMITED
DAISY'S JADE LTD
DROPCAST LTD
F BOWN LIMITED
FLAT9STUDIO LTD

Investment

Investment grade, yield and market outlook

49

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
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

64.5

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,920m
Crossrail 2 route1,144m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,460 nationally

1,655

Est. population

30,000/km²

79%

Employed

75%

Degree educated

£43,500

Median income

1.6%

Claimant rate

Inner cityVery high densityYoung professionals

30

Community stability

Age profile

14%
63%
20%
Under 1814%
18–3463%
35–4920%
50–643%
65+1%

Tenure

35%
47%
Own outright1%
Own (mortgage)35%
Private rent47%
Social rent9%
Shared ownership8%

Ethnicity

43%
22%
14%
White British43%
White Other22%
Asian14%
Black9%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine5%
No car household77%
Unemployed6%
No qualifications2%

Housing tenure (Census 2021)

Private rent47%
Social rent9%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
2
Borough approval rate
82%
Opportunity area
Lee Valley
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
484 homes · 3, 5 and 7, 3, 5 and 7, Blackhorse Lane, Hookers Road, E17 6DS
Pipeline pressure
NONE

Named schemes (500m)

3, 5 and 7, 3, 5 and 7, Blackhorse Lane, Hookers Road, E17 6DS484 homes
completed
Ferry Lane Industrial Estate, Ferry Lane Industrial Estate, WICKFORD WAY, Walthamstow, London479 homes
completed
3,5,7, 3,5,7, Blackhorse Lane, Walthamstow, E17 6DS388 homes
completed
Blackhorse Road Car Park, Blackhorse Road Car Park, Forest Road, Walthamstow, E17 6JT350 homes
completed
1, 1, Forest Road, Walthamstow, E17 6JF337 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
25.6%
Ward turnout
33%
Election year
2022
MP
Ms Stella Creasy (Labour (Co-op))
MP majority
17,996
Constituency
Walthamstow

Councillors

Catherine Diana DeakinLabour and Co-operative Party
Katy Marcia Ena ThompsonLabour and Co-operative Party
Sebastian SalekLabour and Co-operative Party

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Key facts for E17 6AU

Full postcodeE17 6AU
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardSt James
Latitude51.587244
Longitude-0.042955
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