High Street · Waltham Forest · Walthamstow constituency · 51.58838, -0.03192

E17 6JG— High Street, Waltham Forest

Location and area intelligence for E17 6JG, High Street, Waltham Forest

The practical family move

 

Schools 100%Safety 76/100Transport 41/100Low yield 3.36%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
76
Schools
60
Transport
41
Environment
61
Investment
54

The bottom line

E17 6JG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

E17 6JG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+3.8% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for E17 6JG

🛡️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 6JG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hillyfield Primary Academy

Not yet inspected · 7 min walk

KS2: 108.4

—

Secondary

Willowfield School

Not yet inspected · 8 min walk

P8: +0.01A8: 48.9

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.1 incidents per 1,000 residents

Better than 55% of London
↑ Rising 237.1%

-13% vs borough

Crime by type

Violence & sexual offences31%
Other26%
Anti-social behaviour22%
Vehicle crime8%
Theft5%
Drug offences3%
Burglary3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 263m

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area53.9 m²

EPC breakdown

B
1%
C
18%
D
33%
E
13%
F
4%
G
2%

Based on 71 properties · Confidence: high

Street mix

Terraced 68%Flat 32%

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 costLow
Rebuild cost estimate£134,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+8.6%

Total change

+1007%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.0%

per year

Acceleration

-117.64

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 42 sales

Property Type Mix

Total: 42 sales

Terraced66.7%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£112k+125%1.4
Post-dot-com plateau2001–2004£110k£175k+59.1%2.3
Pre-crash peak2005–2007£170k£245k+44.1%3
GFC & correction2008–2012£150k£237k+58%1.2
Help-to-Buy recovery2013–2015£243k£250k+2.9%1.7
Brexit uncertainty2017–2019£348k£275k-21%1.5
Pandemic surge2021–2021£320k£320k+0%2
Rate-rise correction2022–2023£187k£450k+140.6%1
Current market2024–2024£554k£554k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Weakest performer

Flat/maisonette

-0.6% alpha

Terraced-0.2% α
Local
9.2%
District
9.4%
Flat/maisonette-0.6% α
Local
4.7%
District
5.3%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Blackhorse Road Underground StationVictoria line
7.9 min walk
St James Street (London)

Nearby stations

Blackhorse Road Underground StationVictoria
8 min walk
Blackhorse Road Rail StationSuffragette
8 min walk
St James Street (London) Rail StationWeaver
10 min walk
St James Street (London)National Rail
10 min walk
Walthamstow Queens Road Rail StationSuffragette
12 min walk
No bus stops within 400m

47

Walkability score

68

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria42 min ↑
Waterloo48 min ↑
Canary Wharf53 min ↑
City ★41 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

7

Car parks (800m)

7

EV chargers (800m)

Nearest car park633m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
726m
🅿️
Sainsbury's Car Park
729m

Connectivity

Broadband and mobile coverage

91%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed457 Mbps
Median download436 Mbps
Superfast coverage91%
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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.8 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.3 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

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

DR SHANTIR PRACTICE

354-358 FOREST ROAD, WALTHAMSTOW, E17 5JL

5 min walk

56%

Recommend GP

56%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

22

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 591 m
1 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)

1

Cinemas (2km)

919m

Post office

Nearby shops

Piekarnia Bakery4 m
Shamas Food Store182 m
Millenium Food & Wine380 m
Hitesh News & Convenience Store400 m

Nearby cafes

Net Plus Cafe86 m
Spring Cafe141 m
Cake & Cafe286 m
Temptations Milkshake & Ice Cream Bar314 m

Nearby restaurants

Lahore Take Away36 m
Forest Kebab108 m
Mikos Gyros118 m
Fu Lam126 m

Nearby pubs

The Lord Palmerston123 m
Forest Wines335 m
Prince of Wales632 m
The Chequers654 m

Nearby gyms

Yonder The Studio632 m
Yonder Climbing640 m
The Gym Group805 m
Dench Fitness943 m

Nearby pharmacies

Waterman Pharmacy97 m
Boots828 m

Nearby health

St James Medical Practice932 m
Food hygiene (5-star)32% of 115

Business

Local businesses registered here

Active businesses
64
New (last 12 months)
13
Dissolved (last 12 months)
0
Industry diversity
34
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

186 BISHOPSGATE MANAGEMENT LIMITED
AB CAR CARE LTD
ADAM PARKER LIMITED
AL-AQSA ENTERPRISES LTD
ALINA HOME SOLUTIONS LTD

+15 more

Investment

Investment grade, yield and market outlook

54

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

47.7

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,336m
Crossrail 2 route1,904m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,312 nationally

1,995

Est. population

25,948/km²

67%

Employed

46%

Degree educated

£43,600

Median income

4.8%

Claimant rate

Inner cityVery high densityEstablished mixed

42

Community stability

Age profile

25%
23%
28%
15%
Under 1825%
18–3423%
35–4928%
50–6415%
65+9%

Tenure

25%
32%
37%
Own outright25%
Own (mortgage)32%
Private rent37%
Social rent6%
Shared ownership0%
Rent free0%

Ethnicity

29%
23%
26%
White British29%
White Other23%
Asian26%
Black9%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine19%
No car household50%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent37%
Social rent6%

vs. London

Income vs London+3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
12
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)
7
Largest scheme
241 homes · The Paper Mill Site, 24, The Paper Mill Site, 24, Sutherland Road, Walthamstow, E17 6BH
Pipeline pressure
NONE

Named schemes (500m)

WALTHAMSTOW FOOTBALL GROUND, WALTHAMSTOW FOOTBALL GROUND, GREEN POND ROAD, E17 6EN159 homes
completed
87-97A, 87-97A, HIGHAM HILL ROAD, E17104 homes
completed
47, 47, Gainsford Road, Walthamstow, E17 6QB45 homes
completed
2, 2, GREEN POND ROAD, E1740 homes
completed
33, 33, Higham Hill Road, Walthamstow, E17 6EA24 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.5%
Ward turnout
31%
Election year
2022
MP
Ms Stella Creasy (Labour (Co-op))
MP majority
17,996
Constituency
Walthamstow

Councillors

Crystal IhenachorLabour
Tom ConnorLabour
Raja AnwarLabour

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Key facts for E17 6JG

Full postcodeE17 6JG
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigh Street
Latitude51.588381
Longitude-0.031920
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