St James · Waltham Forest · Walthamstow constituency · 51.58566, -0.03937

E17 6ND— St James, Waltham Forest

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

The family fortress

 

Schools 100%Safety 76/100Transport 53/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
76
Schools
90
Transport
53
Environment
88
Investment
46

The bottom line

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

The catch: very high noise — check proximity to rail lines.

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Location

E17 6ND

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+3.6% vs London avg
vs London crime+39.0% vs London avg

Deep-dive guides for E17 6ND

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E17 6ND has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Patrick's Catholic Primary School

Good · Inspected Jun 2023 · 2 min walk

KS2: 104.5

—

Secondary

Willowfield School

Not yet inspected · 0 min walk

P8: +0.01A8: 48.9

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.5 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

+33% vs borough

Crime by type

Other30%
Violence & sexual offences21%
Anti-social behaviour18%
Theft10%
Robbery7%
Burglary5%
Drug offences4%
Vehicle crime4%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

31

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 861m

Crime is +39% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E17 district median

£517,500

Based on 977 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£7,447/m²
Price per ft²£692/ft²
Avg floor area63 m²

EPC breakdown

C
10%
D
14%

Based on 24 properties · Confidence: medium

Street mix

Terraced 25%Flat 75%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£157,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.1%

Total change

+577%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.9%

per year

Acceleration

-14.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 35 sales

Property Type Mix

Total: 35 sales

Terraced25.7%
Flat/maisonette74.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£65k£86k+32.3%1.8
Post-dot-com plateau2001–2003£126k£87k-31%2
Pre-crash peak2005–2007£155k£199k+28.4%2.3
GFC & correction2008–2011£196k£173k-11.5%1.5
Help-to-Buy recovery2015–2016£367k£443k+20.6%1.5
Brexit uncertainty2018–2018£377k£377k+0%2
Pandemic surge2020–2021£437k£450k+3%1
Rate-rise correction2023–2023£465k£465k+0%2
Current market2024–2025£488k£440k-9.9%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
8.1%
District
7.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Blackhorse Road Rail StationSuffragette
2 min walk
Blackhorse RoadNational Rail
2 min walk
Blackhorse Road Underground StationVictoria
2 min walk
St James Street (London) Rail StationWeaver
9 min walk
Walthamstow Queens Road Rail StationSuffragette
15 min walk
2 bus routes · 7 stops within 400m · 127 buses/hr peak

66

Walkability score

109

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

6

Car parks (800m)

6

EV chargers (800m)

Nearest car park562m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
562m

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed476 Mbps
Median download440 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 61%
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

8 min walk

71%

Recommend GP

71%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

13

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 261 m
1 tennis courts1 swimming pools2 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)

1.2km

Post office

Nearby shops

Umit Supermarket53 m
Blackhorse Food and Wiine199 m
Hitesh News & Convenience Store288 m
Tesco Express290 m

Nearby cafes

Cafe Rodi219 m
Starbucks263 m
Jaunty Coffee284 m
Temptations Milkshake & Ice Cream Bar298 m

Nearby restaurants

Olive Dining Ltd at Willowfield School132 m
Sea Fryer Fish Bar196 m
Yasar's Kebab House206 m
Greggs253 m

Nearby pubs

Forest Wines299 m
The Black Horse330 m
Big Penny Social571 m
True Craft661 m

Nearby gyms

F45 Training373 m
Yonder The Studio451 m
Yonder Climbing452 m
Douglas Eyre Sports Centre551 m

Nearby pharmacies

Waterman Pharmacy695 m

Nearby health

Jan Dental and Aesthetic Clinic312 m
St James Medical Practice667 m
Food hygiene (5-star)48% of 69

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
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

A.U. MERT LTD
BIRKIN LIMITED
KERVAN BANQUETING LIMITED

Investment

Investment grade, yield and market outlook

46

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,850m
Crossrail 2 route1,414m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,341 nationally

1,691

Est. population

15,024/km²

63%

Employed

47%

Degree educated

£43,500

Median income

8.1%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

32

Community stability

Age profile

22%
29%
24%
14%
Under 1822%
18–3429%
35–4924%
50–6414%
65+11%

Tenure

16%
38%
35%
Own outright10%
Own (mortgage)17%
Private rent38%
Social rent35%
Shared ownership1%

Ethnicity

30%
26%
18%
White British30%
White Other26%
Asian13%
Black18%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine21%
No car household62%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Private rent38%
Social rent35%

vs. London

Income vs London+3.6%

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)
5
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
484 homes · 3, 5 and 7, 3, 5 and 7, Blackhorse Lane, Hookers Road, E17 6DS
Pipeline pressure
NONE

Named schemes (500m)

3, 5 and 7, 3, 5 and 7, Blackhorse Lane, Hookers Road, E17 6DS484 homes
completed
3,5,7, 3,5,7, Blackhorse Lane, Walthamstow, E17 6DS388 homes
completed
Blackhorse Road Car Park, Blackhorse Road Car Park, Forest Road, Walthamstow, E17 6JT350 homes
completed
1, 1, Forest Road, Walthamstow, E17 6JF337 homes
completed
DOUGLAS EYRE PLAYING FIELDS, DOUGLAS EYRE PLAYING FIELDS, COPPERMILL LANE, E17 7HE40 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

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Key facts for E17 6ND

Full postcodeE17 6ND
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardSt James
Latitude51.585655
Longitude-0.039371
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