E17 6EE has a low crime rate (21.7 incidents per 1,000 residents). Crime levels are stable. It is in the Waltham Forest borough.

What are property prices in E17 6EE?

The median property price in E17 6EE is £275k. Prices changed -1.8% in the past year. For a detailed breakdown by property type and price history, see the property section on LondonIQ.

How good is transport in E17 6EE?

E17 6EE has a PTAL (Public Transport Accessibility Level) of 2, on a scale of 1a (lowest) to 6b (highest). The nearest tube station is Blackhorse Road Underground Station, approximately 10.9 minutes away. There are 0 bus routes serving the area.

What are the schools like near E17 6EE?

The nearest primary school to E17 6EE is Hillyfield Primary Academy rated Not yet inspected by Ofsted. The nearest secondary school is Walthamstow Academy (Ofsted: Not yet inspected). LondonIQ shows Ofsted ratings and exam scores for all nearby schools.

What is the liveability score for E17 6EE?

E17 6EE has a liveability score of 65/100, placing it in the top 50% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

E17 6EE Postcode — Crime Rate, Schools & House Prices

Deep-dive guides for E17 6EE

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

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At a glance

📍E17 6EE is in William Morris, Waltham Forest — exceptional school provision — 100% Good or Outstanding.
🏠Property prices average £275k (median). Crime is 67% below the London average.
👤Best for: Families

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Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£275,000

Median sale price

-1.8%

This year

Flat

Dominant type

Price history

5-year change

+17.0%

Sales (24 months)7

New build0.0%

Avg flat£275,000

Price per m²£7,432/m²

Avg floor area37 m²

EPC breakdown

59%

47%

13%

Based on 126 properties · Confidence: high

Street mix

Semi 2%Terraced 1%Flat 98%

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

Stamp duty

Standard buyer£1,250

First-time buyerFTB

£0

Additional propertyBTL/2nd

£9,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%

5-year fixed4.32%

SVR7.25%

Bank of England (monthly average)

Affordability

6.3×

Price-to-income

£1,376/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr

Heat pump suitableYes

EPC upgrade costLow

Rebuild cost estimate£92,500

Rebuild cost per m²£2,500/m²

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

Construction era1983-1990

WallsCavity wall, as built, insulated (assumed)

Heating fuelelectricity (not community)

GlazingFully double glazed

Council tax band Band CAnnual charge £1,714

Price growth potentialLow

Stamp Duty & Affordability Calculator

Stamp duty on median price (£275,000)

£1,250

Standard buyer

£0

First-time buyer

Save £1,250

Affordability check — your annual salary

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Investment

Rental yield, rent and gentrification

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent£1,450

Gross yield6.33% (high)

Gentrification score21/100

Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

Low

Price growth potential

Low

Development pressure

Low

New supply risk

Safety

29 May

Crime rates and local incidents

LOW CRIME

21.7 incidents per 1,000 residents

↑ Rising 106.7%

-47% vs borough

Crime by type

Violence & sexual offences18

Other15

Anti-social behaviour14

Vehicle crime11

Drug offences3

Burglary1

Theft0

Robbery0

Road safety

100

Road safety score

Accidents (5yr)

Crime is 167% below London average

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

🚇

Blackhorse Road Underground StationVictoria line

10.9 min walk

🚂

St James Street (London)

Nearby stations

🚇

Blackhorse Road Underground StationVictoria

11 min walk

🚇

Blackhorse Road Rail StationSuffragette

12 min walk

🚇

St James Street (London) Rail StationWeaver

15 min walk

🚂

St James Street (London)National Rail

15 min walk

🚇

Walthamstow Central Underground StationVictoria

15 min walk

🚌No bus stops within 400m

Walkability score

Footpaths (500m)

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

53 min

London Bridge

48 min

Victoria

47 min

Waterloo

59 min

Canary Wharf

44 min

City ★

Source: TfL Journey Planner (sector-level)

Location

Schools

18 Apr

Nearest schools and Ofsted ratings

Education score

Good for families

★ Top school within 1km

—

Primary

Hillyfield Primary Academy

Not yet inspected · 4 min walk

KS2: 108.4

—

Secondary

Walthamstow Academy

Not yet inspected · 12 min walk

P8: +0.52A8: 52.6

100% of local schools rated Good or Outstanding

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 19 min walk

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

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW

Low

Surface waterMEDIUM

Medium

Air qualityLOW

NO₂: 23.0 µg/m³ · PM2.5: 8.0 µg/m³

NoiseLOW

none

Radon riskLOW

0.5% of local properties affected

ULEZ zone · £12.50/dayCCZ: 8.2 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.6 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Health

GP, dental and hospital access

CLAREMONT MEDICAL CENTRE

27 CLAREMONT ROAD, E17 5RJ

5 min walk

72%

Recommend GP

72%

Overall GP experience

GPs within 1km

Dentists within 1km

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.6 km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.0 km

A&E 4hr targetNHS target: 95%74.5%

Demographics

22 Apr

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

Rank: 9,392 nationally

2,852

Est. population

20,837/km²

64%

Employed

41%

Degree educated

£43,500

Median income

6.8%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

Community stability

Age profile

Under 1831%

18–3422%

35–4927%

50–6415%

65+5%

Tenure

Own outright7%

Own (mortgage)19%

Private rent26%

Social rent39%

Shared ownership9%

Rent free0%

Ethnicity

White British26%

White Other18%

Asian18%

Black26%

Mixed6%

Other7%

Employment & lifestyle

Managerial / professional31%

Routine / semi-routine21%

No car household49%

Unemployed7%

No qualifications19%

Housing tenure (Census 2021)

Private rent 26%Social rent 39%

vs. London

Income vs London+3.6%

Price vs London-47.1%

Politics

Local councillors and MP

Ward majorityLabour and Co-operative Party

Ward majority vote27.7%

Ward turnout35%

Election year2022

MPMs Stella Creasy (Labour (Co-op))

MP majority17,996

ConstituencyWalthamstow

Councillors

Kizzy Jane GardinerLabour and Co-operative Party

Grace WilliamsLabour and Co-operative Party

Jack PhippsLabour and Co-operative Party

Amenities

Shops, restaurants, parks and more

Parks (1km)

Restaurants (800m)

Cafes (800m)

Pubs (400m)

Pharmacies (800m)

Gyms (1km)

Sports (1km)

Convenience

Nearest supermarketCo-op Food · 942 m

2 tennis courts

Libraries (1km)

Cinemas (2km)

618m

Post office

Nearby shops

JB Food and Wine306 m

Wins Local Food & Wine360 m

Piekarnia Bakery375 m

Priory News402 m

Nearby cafes

Net Plus Cafe307 m

Spring Cafe462 m

Rose Hill Cafe524 m

Wood St. Coffee587 m

Nearby restaurants

Jasmine's Kitchen Indian Restaurant243 m

Sasi's Sri Lankan & South Indian Restaurant252 m

Oriental Kitchen256 m

Taste of Tennessee283 m

Nearby pubs

The Lord Palmerston320 m

Prince of Wales463 m

Forest Wines609 m

The Tavern On The Hill643 m

Nearby gyms

Yonder The Studio750 m

Yonder Climbing757 m

Nearby pharmacies

Waterman Pharmacy324 m

Boots1.1 km

Food hygiene (5-star)37% of 68

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Compare Waltham Forest with nearby boroughs:

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Frequently asked questions

Trusted official data sources

Office for

National Statistics

LONDONDATASTORE

Ofsted

HM LAND

REGISTRY

Environment

Agency

DATA.POLICE.UK

GOV.UK

Transport

for London

NHS

Digital

Companies

House

Royal

Mail

Food Standards

Agency

Ofcom

Met

Office

Ordnance

Survey

E17 6EE

At a glance

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