St James · Waltham Forest · Walthamstow constituency · 51.58557, -0.04053

E17 6NS— St James, Waltham Forest

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

The family fortress

 

Schools 100%Safety 76/100Transport 55/100Yield 3.55%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
76
Schools
90
Transport
55
Environment
85
Investment
47

The bottom line

E17 6NS offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £490,000 median — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how E17 6NS scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E17 6NS meets your needs.

Location

E17 6NS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-5.8% vs London avg
vs London income+3.6% vs London avg
vs London crime+39.0% vs London avg

Deep-dive guides for E17 6NS

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E17 6NS with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E17 6NS 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 · 3 min walk

KS2: 104.5

—

Secondary

Willowfield School

Not yet inspected · 1 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

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 935m

Crime is +39% above London average

Property

2 Jul

Prices, sales volume and market trends

£490,000

Median sale price

6% below London median

£490,000 is 6% below the London median (£520,000)

-19.9%

This year

Flat

Dominant type

Price history

5-year change
+30.0%
Sales (24 months)10
New build0.0%
Avg flat£490,000
Price per m²£9,351/m²
Price per ft²£869/ft²
Avg floor area53.6 m²

EPC breakdown

C
39%
D
38%
E
6%
F
1%

Based on 84 properties · Confidence: high

Street mix

Semi 3%Terraced 6%Flat 89%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£12,000
First-time buyerFTB
£3,250
Additional propertyBTL/2nd
£26,700

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

11.3×

Price-to-income

£2,451/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£134,000
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

1997–2026 · CAGR

+7.4%

Total change

+685%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.9%

per year

Acceleration

+1.54

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 119 sales

Property Type Mix

Total: 119 sales

Semi-detached3.4%
Terraced7.6%
Flat/maisonette89.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£50k£74k+47%4.5
Post-dot-com plateau2001–2004£80k£154k+92.5%7
Pre-crash peak2005–2007£144k£177k+22.9%3.3
GFC & correction2008–2012£180k£170k-5.8%3.8
Help-to-Buy recovery2013–2016£196k£360k+83.4%2.5
Brexit uncertainty2018–2019£500k£435k-13.1%1.5
Pandemic surge2020–2021£296k£377k+27.4%6.5
Rate-rise correction2022–2023£381k£380k-0.1%4
Current market2024–2026£624k£393k-37.1%3.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Weakest performer

Terraced

-4.5% alpha

Flat/maisonette-0.1% α
Local
7.4%
District
7.5%
Terraced-4.5% α
Local
-0.7%
District
3.8%

CAGR over 28yr 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
1.7 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
16 min walk
2 bus routes · 6 stops within 400m · 117 buses/hr peak

67

Walkability score

125

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★39 min
Waterloo45 min ↑
Canary Wharf51 min ↑
City45 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 park578m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
613m

Connectivity

Broadband and mobile coverage

100%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed462 Mbps
Median download434 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: 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: 7.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 0.7 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

3

GPs within 1km

1

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.4 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

54

Parks (1km)

10

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

3

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)

1.3km

Post office

Nearby shops

Umit Supermarket125 m
Blackhorse Food and Wiine217 m
Tesco Express236 m
Hitesh News & Convenience Store367 m

Nearby cafes

Starbucks217 m
Cafe Rodi226 m
The Willow Tree303 m
Jaunty Coffee345 m

Nearby restaurants

Olive Dining Ltd at Willowfield School86 m
Sea Fryer Fish Bar208 m
Yasar's Kebab House209 m
Greggs212 m

Nearby pubs

The Black Horse268 m
Forest Wines361 m
Big Penny Social565 m
The Coppermill645 m

Nearby gyms

F45 Training305 m
Yonder The Studio450 m
Yonder Climbing450 m
Douglas Eyre Sports Centre530 m

Nearby pharmacies

Waterman Pharmacy771 m

Nearby health

Jan Dental and Aesthetic Clinic259 m
St James Medical Practice698 m
Food hygiene (5-star)52% of 60

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

BKS BUILDERS LLP
MIYELLE KARMI LTD
NIJ ART LTD
PANACEA PRO LTD

Investment

Investment grade, yield and market outlook

47

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

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

17/100

Velocity score

Future outlook

69.1

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,810m
Crossrail 2 route1,338m

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%
Price vs London-5.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
3
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)

3, 5 and 7, 3, 5 and 7, Blackhorse Lane, Hookers Road, E17 6DS484 homes
completed
Ferry Lane Industrial Estate, Ferry Lane Industrial Estate, WICKFORD WAY, Walthamstow, London479 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

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 (£490,000)

£12,000

Standard buyer

£3,250

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.

Live in E17 6NS? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E17 6NS.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

What else could £490k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E17 6NS

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E17 6NS

Full postcodeE17 6NS
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardSt James
Latitude51.585567
Longitude-0.040530
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