High Street · Waltham Forest · Walthamstow constituency · 51.58321, -0.02787

E17 6QA— High Street, Waltham Forest

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

The practical family move

 

Schools 100%Safety 62/100Transport 49/100Low yield 3.36%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
62
Schools
60
Transport
49
Environment
59
Investment
62

The bottom line

E17 6QA offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

E17 6QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.9% vs London avg
vs London crime+115.0% vs London avg

Deep-dive guides for E17 6QA

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

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How E17 6QA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Mission Grove Primary School

Not yet inspected · 2 min walk

KS2: 102.3

—

Secondary

Kelmscott School

Not yet inspected · 11 min walk

P8: -0.31A8: 44.6

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 7 min walk

9 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

139.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 336.6%

+106% vs borough

Crime by type

Other38%
Violence & sexual offences20%
Theft13%
Vehicle crime8%
Anti-social behaviour7%
Burglary5%
Robbery5%
Drug offences5%

Stop & search

0.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 732m

Crime is +115% above London average

Property

Prices, sales volume and market trends

Avg floor area47.6 m²

EPC breakdown

B
2%
C
11%
D
7%
E
3%
F
1%
G
1%

Based on 25 properties · Confidence: medium

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£119,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction erabefore 1900
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2006 · CAGR

+-2.6%

Total change

-10%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.0%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£300k£300k+0%1
Pre-crash peak2006–2006£270k£270k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Walthamstow Central Underground StationVictoria line
6.7 min walk
Walthamstow Queens Road

Nearby stations

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

61

Walkability score

98

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria45 min ↑
Waterloo52 min ↑
Canary Wharf55 min ↑
City ★44 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

11

Car parks (800m)

4

EV chargers (800m)

Nearest car park90m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Sainsbury's Car Park
90m
🅿️
Mission Grove Car Park· yes
436m

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: 7.5 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 19%
Less green space than 94% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.6 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

9 min walk

56%

Recommend GP

56%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

58

Restaurants (800m)

30

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

5

Convenience

Nearest supermarketAsda · 219 m
2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

1

Cinemas (2km)

600m

Post office

Nearby shops

Fresh Nan Bakery65 m
Amies Afro Caribbean67 m
Polski Shop108 m
Deja Vu Bakery181 m

Nearby cafes

Market Cafe121 m
Fat Chef Coffee Shop137 m
Pop-in Cafe172 m
Jesse's Cafe181 m

Nearby restaurants

King Tasty Kebab69 m
Pizza Hut Delivery76 m
Best Kebab91 m
Shinwari Kitchen131 m

Nearby pubs

The Chequers89 m
Drift Cocktail Bar234 m
Untraditional Pub421 m
True Craft456 m

Nearby gyms

The Gym Group397 m
Dench Fitness431 m
Walthamstow Leisure Centre806 m

Nearby pharmacies

Boots274 m
Waterman Pharmacy646 m

Nearby health

St James Medical Practice603 m
Food hygiene (5-star)35% of 200

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

FRANK MALACHI LTD

Investment

Investment grade, yield and market outlook

62

Investment score

Good

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 score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

44.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,941m
Crossrail 2 route2,252m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,658 nationally

2,565

Est. population

12,686/km²

69%

Employed

49%

Degree educated

£45,300

Median income

6.9%

Claimant rate

Inner cityHigh densityEstablished mixed

34

Community stability

Age profile

24%
29%
27%
14%
Under 1824%
18–3429%
35–4927%
50–6414%
65+6%

Tenure

15%
26%
46%
Own outright15%
Own (mortgage)26%
Private rent46%
Social rent12%
Shared ownership1%

Ethnicity

29%
23%
28%
White British29%
White Other23%
Asian28%
Black9%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine17%
No car household55%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent46%
Social rent12%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
13
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
23
Largest scheme
518 homes · Land at 60, Land at 60, South Grove, 68-75 Brunner Road and Alpha Business Centre, Walthamstow, E17 7NX
Pipeline pressure
NONE

Named schemes (500m)

Land at 60, Land at 60, South Grove, 68-75 Brunner Road and Alpha Business Centre, Walthamstow, E17 7NX518 homes
completed
76-80, 76-80, South Grove, Walthamstow, E17 7NU183 homes
completed
ST. MICHAEL TOWER & DYKE COURT, 2-4, ST. MICHAEL TOWER & DYKE COURT, 2-4, GOSPORT ROAD, E17118 homes
completed
, 74 - 75 Brunner Road, Walthamstow, London, E17 7NW, South Grove Site C 74-79, Brunner Road, E17 7NW83 homes
completed
Buxton Road, Walthamstow, E17 7EH48 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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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 6QA

Full postcodeE17 6QA
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigh Street
Latitude51.583206
Longitude-0.027871
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