High Street · Waltham Forest · Walthamstow constituency · 51.58671, -0.03423

E17 6LJ— High Street, Waltham Forest

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

The practical family move

 

Schools 100%Safety 76/100Transport 44/100Low yield 2.89%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
76
Schools
60
Transport
44
Environment
59
Investment
48

The bottom line

E17 6LJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £602,500 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

E17 6LJ

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 avg price+15.9% vs London avg
vs London income+3.8% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for E17 6LJ

🛡️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 6LJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Stoneydown Park School

Not yet inspected · 2 min walk

KS2: 107.3

—

Secondary

Willowfield School

Not yet inspected · 5 min walk

P8: +0.01A8: 48.9

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 12 min walk

8 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 504m

Crime is 9% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£602,500

Median sale price

Above London median by 16%

£602,500 is 16% above the London median (£520,000)

-3.9%

This year

Terraced

Dominant type

Price history

5-year change
+0.8%
Sales (24 months)6
New build0.0%
Avg terraced£602,500
Price per m²£8,033/m²
Price per ft²£746/ft²
Avg floor area75.7 m²

EPC breakdown

C
17%
D
37%
E
2%
F
1%
G
1%

Based on 58 properties · Confidence: high

Street mix

Terraced 96%Detached 2%Flat 2%

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£17,625
First-time buyerFTB
£8,875
Additional propertyBTL/2nd
£35,700

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

13.8×

Price-to-income

£3,014/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£189,250
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)
RoofPitched, 100 mm loft insulation
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

1995–2026 · CAGR

+8.1%

Total change

+1029%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.3%

per year

Acceleration

+13.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £175k–£200k · 105 sales

Property Type Mix

Total: 105 sales

Detached1.9%
Terraced96.2%
Flat/maisonette1.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£99k+88.6%4.5
Post-dot-com plateau2001–2004£125k£187k+50.2%3.8
Pre-crash peak2005–2007£195k£240k+23.1%5
GFC & correction2008–2012£230k£244k+6.1%1.2
Help-to-Buy recovery2013–2016£306k£550k+79.7%4
Brexit uncertainty2018–2019£515k£458k-11.1%2.5
Pandemic surge2020–2021£506k£598k+18.1%2.5
Rate-rise correction2022–2023£617k£530k-14%4.5
Current market2024–2026£706k£593k-16%2.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
8.1%
District
8.4%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing5
Trend Position75

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
5.8 min walk
St James Street (London)

Nearby stations

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

50

Walkability score

54

Footpaths (500m)

0

Santander docks (800m)

2.7 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)

6

EV chargers (800m)

Nearest car park500m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
529m
🅿️
Sainsbury's Car Park
677m

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: 23.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 86% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.6 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 25%
Less green space than 88% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.1 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

THE FIRS

26 STEPHENSON ROAD, WALTHAMSTOW, E17 7JT

9 min walk

71%

Recommend GP

71%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

43

Restaurants (800m)

28

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 449 m
3 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)

1.1km

Post office

Nearby shops

Hitesh News & Convenience Store158 m
Piekarnia Bakery248 m
Shamas Food Store335 m
Umit Supermarket347 m

Nearby cafes

Spring Cafe154 m
Temptations Milkshake & Ice Cream Bar161 m
Jaunty Coffee216 m
Net Plus Cafe331 m

Nearby restaurants

Mikos Gyros145 m
Fu Lam161 m
Bonners Fish Bar268 m
Lahore Take Away278 m

Nearby pubs

Forest Wines202 m
The Lord Palmerston359 m
The Chequers635 m
True Craft637 m

Nearby gyms

Yonder The Studio559 m
Yonder Climbing566 m
F45 Training701 m
Dench Fitness785 m

Nearby pharmacies

Waterman Pharmacy336 m
Boots832 m

Nearby health

Jan Dental and Aesthetic Clinic613 m
St James Medical Practice721 m
Food hygiene (5-star)36% of 167

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

A LITTLE LOUDER LTD
BLACKHORSE AUDIO ARTISTS LIMITED
CCCP BD LIMITED
LES CAMIONNETTES LTD
LONDON ANGLERS ASSOCIATION TRUST LIMITED

+4 more

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

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

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months5

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

64.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,100m
Crossrail 2 route1,751m

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%
Price vs London+15.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
8
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)
11
Largest scheme
484 homes · 3, 5 and 7, 3, 5 and 7, Blackhorse Lane, Hookers Road, E17 6DS
Pipeline pressure
NONE

Named schemes (500m)

87-97A, 87-97A, HIGHAM HILL ROAD, E17104 homes
completed
STONEYDOWN, STONEYDOWN, BLACKHORSE ROAD, PRETORIA AVENUE, E1726 homes
completed
33, 33, Higham Hill Road, Walthamstow, E17 6EA24 homes
completed
Garages Rear Of 2 To 30 Essex Close,, Former Garages20 homes
completed
Blackhorse Service Station, 57, Blackhorse Service Station, 57, Blackhorse Road, Walthamstow, E17 7AS20 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£602,500)

£17,625

Standard buyer

£8,875

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

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

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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 6LJ

Full postcodeE17 6LJ
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigh Street
Latitude51.586711
Longitude-0.034230
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