E17 6HL has a low crime rate (19.4 incidents per 1,000 residents). Crime levels are stable. It is in the Waltham Forest borough.

What are property prices in E17 6HL?

The median property price in E17 6HL is £781k. Prices changed +78.8% 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 6HL?

E17 6HL has a PTAL (Public Transport Accessibility Level) of 4, on a scale of 1a (lowest) to 6b (highest). The nearest tube station is Blackhorse Road Underground Station, approximately 2.7 minutes away. There are 2 bus routes serving the area.

What are the schools like near E17 6HL?

The nearest primary school to E17 6HL is Stoneydown Park School rated Not yet inspected by Ofsted. The nearest secondary school is Willowfield School (Ofsted: Not yet inspected). LondonIQ shows Ofsted ratings and exam scores for all nearby schools.

What is the liveability score for E17 6HL?

E17 6HL has a liveability score of 78/100, placing it in the top 8% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

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

Deep-dive guides for E17 6HL

🛡️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 6HL is in William Morris, Waltham Forest — exceptional school provision — 100% Good or Outstanding.
🏠Property prices average £781k (median). Crime is 70% below the London average.
👤Best for: Families, Commuters, Young professionals, Owner-occupiers

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Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 3 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£781,000

Median sale price

+78.8%

This year

Terraced

Dominant type

Price history

5-year change

+17.2%

Sales (24 months)3

New build0.0%

Avg semi-detached£575,000

Avg terraced£800,500

Price per m²£9,135/m²

Avg floor area85.5 m²

EPC breakdown

23%

Based on 37 properties · Confidence: high

Street mix

Semi 3%Terraced 83%Detached 3%Flat 10%Other 3%

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£26,550

First-time buyerFTB

£26,550

Additional propertyBTL/2nd

£49,980

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

18.0×

Price-to-income

£3,907/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr

Heat pump suitableYes

EPC upgrade costLow

Rebuild cost estimate£213,750

Rebuild cost per m²£2,500/m²

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

Construction era1900-1929

WallsSolid brick, as built, no insulation (assumed)

Heating fuelmains gas (not community)

GlazingFully double glazed

Council tax band Band CAnnual charge £1,714

Price growth potentialModerate

Stamp Duty & Affordability Calculator

Stamp duty on median price (£781,000)

£26,550

Standard buyer

£26,550

First-time buyer

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

Moderate

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

Low gross yield (2.23%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent£1,450

Gross yield2.23% (low)

Gentrification score20/100

Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

Moderate

Price growth potential

High

Development pressure

Low

New supply risk

Safety

29 May

Crime rates and local incidents

LOW CRIME

19.4 incidents per 1,000 residents

↑ Rising 254.5%

-52% vs borough

Crime by type

Vehicle crime9

Violence & sexual offences9

Anti-social behaviour8

Other6

Theft3

Robbery2

Drug offences1

Burglary1

Road safety

100

Road safety score

Accidents (5yr)

Crime is 170% below London average

Transport

1 May

Public transport accessibility and links

PTAL 4

Good

🚇

Blackhorse Road Underground StationVictoria line

2.7 min walk

🚂

Blackhorse Road

Nearby stations

🚇

Blackhorse Road Underground StationVictoria

3 min walk

🚇

Blackhorse Road Rail StationSuffragette

3 min walk

🚂

Blackhorse RoadNational Rail

3 min walk

🚇

St James Street (London) Rail StationWeaver

11 min walk

🚇

Walthamstow Queens Road Rail StationSuffragette

16 min walk

🚌2 bus routes · 9 stops within 400m

Walkability score

Footpaths (500m)

Santander docks (800m)

2.9 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

Stoneydown Park School

Not yet inspected · 3 min walk

KS2: 107.3

—

Secondary

Willowfield School

Not yet inspected · 3 min walk

P8: +0.01A8: 48.9

100% of local schools rated Good or Outstanding

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 15 min walk

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

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW

Low

Surface waterNONE

No assessed surface water flood risk

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: 7.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%

Nearest SSSI: Walthamstow Reservoirs SSSI — 0.9 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

SINNOTT MEDICAL CENTRE

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

7 min walk

61%

Recommend GP

61%

Overall GP experience

GPs within 1km

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.2 km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.4 km

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

Demographics

22 Apr

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Rank: 16,651 nationally

2,014

Est. population

22,790/km²

69%

Employed

52%

Degree educated

£43,500

Median income

5.5%

Claimant rate

Inner cityVery high densityEstablished mixed

Community stability

Age profile

Under 1820%

18–3426%

35–4930%

50–6415%

65+10%

Tenure

Own outright26%

Own (mortgage)31%

Private rent38%

Social rent5%

Shared ownership1%

Ethnicity

White British34%

White Other23%

Asian21%

Black9%

Mixed6%

Other7%

Employment & lifestyle

Managerial / professional41%

Routine / semi-routine17%

No car household51%

Unemployed5%

No qualifications17%

Housing tenure (Census 2021)

Private rent 38%Social rent 5%

vs. London

Income vs London+3.6%

Price vs London+50.2%

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 · 137 m

3 tennis courts2 sports halls

Libraries (1km)

Cinemas (2km)

963m

Post office

Nearby shops

Blackhorse Food and Wiine101 m

Umit Supermarket288 m

Tesco Express317 m

Hitesh News & Convenience Store358 m

Nearby cafes

Jaunty Coffee109 m

Cafe Rodi123 m

Hermanos Colombian Coffee Roasters141 m

Temptations Milkshake & Ice Cream Bar164 m

Nearby restaurants

Sea Fryer Fish Bar119 m

Yasar's Kebab House136 m

Olive Dining Ltd at Willowfield School256 m

Greggs258 m

Nearby pubs

Forest Wines127 m

Big Penny Social365 m

The Black Horse369 m

Pretty Decent488 m

Nearby gyms

Yonder The Studio247 m

Yonder Climbing252 m

F45 Training424 m

Douglas Eyre Sports Centre815 m

Nearby pharmacies

Waterman Pharmacy546 m

Nearby health

Jan Dental and Aesthetic Clinic326 m

St James Medical Practice886 m

Food hygiene (5-star)46% of 65

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Compare Waltham Forest with nearby boroughs:

Waltham Forest vs Newham Waltham Forest vs Redbridge Waltham Forest vs Hackney Waltham Forest vs Enfield

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

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Ofcom

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E17 6HL

At a glance

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