St James · Waltham Forest · Walthamstow constituency · 51.58234, -0.03953

E17 6LU— St James, Waltham Forest

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

The family fortress

 

Schools 100%Safety 77/100Transport 41/100Yield 4.19%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
77
Schools
60
Transport
41
Environment
85
Investment
50

The bottom line

E17 6LU offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £415,000 median — strong value for Families who can accept its trade-offs.

The catch: 46 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E17 6LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-20.2% vs London avg
vs London income+3.6% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for E17 6LU

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

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“The family fortress”

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How E17 6LU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Coppermill Primary School

Not yet inspected · 2 min walk

KS2: 108.2

—

Secondary

Willowfield School

Not yet inspected · 5 min walk

P8: +0.01A8: 48.9

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.7 incidents per 1,000 residents

Better than 62% of London
↑ Rising 3833.3%

from a low base — still below London average

-25% vs borough

Crime by type

Other33%
Anti-social behaviour29%
Violence & sexual offences19%
Vehicle crime8%
Burglary5%
Theft4%
Robbery2%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.1km

Crime is 22% below London average

Property

2 Jul

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.

£415,000

Median sale price

20% below London median

£415,000 is 20% below the London median (£520,000)

+17.9%

This year

Flat

Dominant type

Price history

5-year change
+10.7%
Sales (24 months)7
New build0.0%
Avg terraced£412,500
Avg flat£425,000
Price per m²£8,367/m²
Price per ft²£777/ft²
Avg floor area50 m²

EPC breakdown

C
32%
D
50%
E
12%
F
3%
G
1%

Based on 98 properties · Confidence: high

Street mix

Terraced 18%Flat 82%Other 1%

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£8,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£20,700

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

9.5×

Price-to-income

£2,076/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£125,000
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 BAnnual charge £1,500
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.7%

Total change

+609%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.6%

per year

Acceleration

+17.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 140 sales

Property Type Mix

Total: 140 sales

Terraced20%
Flat/maisonette80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£71k+19.2%3.5
Post-dot-com plateau2001–2004£73k£150k+106.2%7
Pre-crash peak2005–2007£138k£167k+21%4.7
GFC & correction2008–2012£191k£136k-28.9%3.2
Help-to-Buy recovery2013–2016£189k£358k+89.7%4
Brexit uncertainty2017–2019£330k£330k+0.1%4.3
Pandemic surge2020–2021£350k£375k+7.1%4.5
Rate-rise correction2022–2023£425k£384k-9.6%7.5
Current market2024–2025£371k£425k+14.6%4

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Weakest performer

Terraced

-2.6% alpha

Flat/maisonette+1.2% α
Local
8.8%
District
7.6%
Terraced-2.6% α
Local
6.9%
District
9.5%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing8
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Blackhorse RoadSuffragette line
6.1 min walk
Blackhorse Road

Nearby stations

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

37

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

2.6 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria52 min ↑
Waterloo58 min ↑
Canary Wharf58 min ↑
City ★46 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

6

Car parks (800m)

9

EV chargers (800m)

Nearest car park248m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
396m

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 waterLOW
Low
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 0.8 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

5 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.4 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

77

Parks (1km)

22

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 623 m
1 tennis courts1 swimming pools3 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)

1.6km

Post office

Nearby shops

Londis209 m
Umit Supermarket342 m
Hitesh News & Convenience Store455 m
Gather Fine Foods516 m

Nearby cafes

Mooboo411 m
Costa439 m
Delight Kebab & Cafe450 m
Bim's461 m

Nearby restaurants

Chow & Cha357 m
Dessert Delicacy362 m
Bonners Fish Bar420 m
Olive Dining Ltd at Willowfield School451 m

Nearby pubs

The Coppermill307 m
True Craft448 m
St James Bar493 m
Untraditional Pub539 m

Nearby gyms

Douglas Eyre Sports Centre198 m
F45 Training612 m
Dench Fitness640 m
Yonder The Studio813 m

Nearby pharmacies

Waterman Pharmacy942 m

Nearby health

St James Medical Practice381 m
Jan Dental and Aesthetic Clinic603 m
Food hygiene (5-star)42% of 67

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

MARIOS DIAMANTIS LIMITED
OXYGENE FILM PRODUCTIONS LIMITED
TWELVE EDWARD ROAD LTD

Investment

Investment grade, yield and market outlook

50

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

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

8/100

Velocity score

Future outlook

70.7

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,507m
Crossrail 2 route1,519m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,292 nationally

2,326

Est. population

4,707/km²

70%

Employed

55%

Degree educated

£43,500

Median income

5.1%

Claimant rate

Inner cityMedium densityEstablished mixed

37

Community stability

Age profile

23%
29%
26%
16%
Under 1823%
18–3429%
35–4926%
50–6416%
65+6%

Tenure

14%
30%
39%
17%
Own outright14%
Own (mortgage)30%
Private rent39%
Social rent17%
Shared ownership1%
Rent free0%

Ethnicity

34%
25%
18%
White British34%
White Other25%
Asian18%
Black11%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine14%
No car household58%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent39%
Social rent17%

vs. London

Income vs London+3.6%
Price vs London-20.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
4
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)
6
Largest scheme
484 homes · 3, 5 and 7, 3, 5 and 7, Blackhorse Lane, Hookers Road, E17 6DS
Pipeline pressure
NONE

Named schemes (500m)

DOUGLAS EYRE PLAYING FIELDS, DOUGLAS EYRE PLAYING FIELDS, COPPERMILL LANE, E17 7HE40 homes
completed
STONEYDOWN, STONEYDOWN, BLACKHORSE ROAD, PRETORIA AVENUE, E1726 homes
completed
FORMER GARAGES AT, FORMER GARAGES AT, SOUTHCOTE ROAD, NEWMAN ROAD, E1723 homes
completed
Blackhorse Service Station, 57, Blackhorse Service Station, 57, Blackhorse Road, Walthamstow, E17 7AS20 homes
completed
Car Park, 24, Car Park, 24, Stephenson Road, Walthamstow, E1717 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£415,000)

£8,250

Standard buyer

£0

First-time buyer

Save £8,250

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 6LU

Full postcodeE17 6LU
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardSt James
Latitude51.582340
Longitude-0.039528
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