High Street · Waltham Forest · Walthamstow constituency · 51.58607, -0.02493

E17 6RR— High Street, Waltham Forest

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

The practical family move

 

Schools 75%Safety 39/100Transport 42/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
52
Safety
39
Schools
90
Transport
42
Environment
59
Investment
48

The bottom line

E17 6RR 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 6RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.9% vs London avg
vs London crime+333.0% vs London avg

Deep-dive guides for E17 6RR

🛡️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⚠️ High crime

“The practical family move”

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How E17 6RR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Greenleaf Primary School

Good · Inspected Jul 2022 · 5 min walk

KS2: 108.9

—

Secondary

Walthamstow School for Girls

Not yet inspected · 10 min walk

P8: +0.46A8: 56.3

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

281.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 305.4%

+315% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other38%
Violence & sexual offences16%
Theft16%
Anti-social behaviour10%
Drug offences6%
Vehicle crime6%
Robbery4%
Burglary3%

Stop & search

4.5

per 1,000 residents

→ Stable

trend

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 · 492m

Crime is +333% 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£9,793/m²
Price per ft²£910/ft²
Avg floor area93.6 m²

EPC breakdown

C
6%
D
15%
E
4%
F
1%
G
1%

Based on 27 properties · Confidence: medium

Street mix

Terraced 76%Flat 24%

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£234,000
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)
RoofPitched, no insulation (assumed)
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

1995–2025 · CAGR

+8%

Total change

+914%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.0%

per year

Acceleration

-103.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £75k–£100k · 52 sales

Property Type Mix

Total: 52 sales

Terraced78.8%
Flat/maisonette21.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£82k+18.3%2.2
Post-dot-com plateau2001–2003£167k£200k+19.6%2.3
Pre-crash peak2005–2007£212k£330k+56%2.5
GFC & correction2008–2012£290k£377k+30%1.4
Help-to-Buy recovery2013–2015£383k£560k+46.4%2.5
Brexit uncertainty2017–2018£552k£745k+34.9%2.5
Pandemic surge2020–2021£750k£447k-40.4%3
Rate-rise correction2022–2022£682k£682k+0%2
Current market2024–2025£1.13m£700k-38.1%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Weakest performer

Flat/maisonette

-0.8% alpha

Terraced+0.5% α
Local
8.9%
District
8.4%
Flat/maisonette-0.8% α
Local
8.2%
District
9%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

56

Walkability score

65

Footpaths (500m)

0

Santander docks (800m)

2.6 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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park416m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Sainsbury's Car Park
416m
🅿️
Bedford Road Car Park· yes
665m
🅿️
Mission Grove Car Park· yes
768m

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: 7.8 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 94% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.8 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

DR SHANTIR PRACTICE

354-358 FOREST ROAD, WALTHAMSTOW, E17 5JL

5 min walk

56%

Recommend GP

56%

Overall GP experience

6

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

61

Restaurants (800m)

33

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

5

Convenience

Nearest supermarketAsda · 357 m
2 tennis courts1 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)

451m

Post office

Nearby shops

Millenium Food & Wine206 m
Jamaican Fresh Groceries221 m
Polski Shop336 m
Amies Afro Caribbean338 m

Nearby cafes

T4 Tea For U222 m
Mego227 m
First Stop Cafe246 m
Sun On Cafe250 m

Nearby restaurants

Mega Bite216 m
Tree Island222 m
Greggs222 m
Chaudhry Kebabish265 m

Nearby pubs

The Chequers311 m
Ye Olde Rose and Crown365 m
Drift Cocktail Bar377 m
The Lord Palmerston477 m

Nearby gyms

The Gym Group269 m
Dench Fitness809 m
Walthamstow Leisure Centre1.2 km

Nearby pharmacies

Boots366 m
Waterman Pharmacy496 m
Food hygiene (5-star)38% of 217

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

CITY HOPPERS CLUB LIMITED
E17 FILMS EMERGING TALENT COMMUNITY INTEREST COMPANY
ECLAREO LTD
EMERR LTD
MY FAMILY DOCTOR LTD

+3 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.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

52.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,318m
Crossrail 2 route2,399m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,211 nationally

2,908

Est. population

14,889/km²

69%

Employed

52%

Degree educated

£45,300

Median income

8.1%

Claimant rate

Inner cityHigh densityRenters

33

Community stability

Age profile

21%
29%
28%
14%
Under 1821%
18–3429%
35–4928%
50–6414%
65+7%

Tenure

16%
23%
43%
13%
Own outright16%
Own (mortgage)23%
Private rent43%
Social rent13%
Shared ownership5%
Rent free0%

Ethnicity

28%
22%
27%
White British28%
White Other22%
Asian27%
Black10%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household62%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent43%
Social rent13%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
12
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)
15
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)

4-8, 4-8, WESTBURY ROAD, E1759 homes
completed
47, 47, Gainsford Road, Walthamstow, E17 6QB45 homes
completed
WILLIAM MORRIS SCHOOL SITE, WILLIAM MORRIS SCHOOL SITE, GAINSFORD ROAD, E17 6QB20 homes
completed
1A, 1A, Greenleaf Road, Walthamstow, E17 6QQ10 homes
completed
Former Car Park Adjoining 7, Former Car Park Adjoining 7, Palmerston Road, Walthamstow, E17 6PQ9 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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Key facts for E17 6RR

Full postcodeE17 6RR
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigh Street
Latitude51.586070
Longitude-0.024932
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