St James · Waltham Forest · Walthamstow constituency · 51.58892, -0.04232

E17 6ZB— St James, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 60/100Transport 44/100Yield 4.58%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
60
Schools
60
Transport
44
Environment
88
Investment
52

The bottom line

E17 6ZB offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment at £380,000 median — a strong choice for Most buyers.

Less suited to Families.

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Location

E17 6ZB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-26.9% vs London avg
vs London income+3.6% vs London avg
vs London crime+191.0% vs London avg

Deep-dive guides for E17 6ZB

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

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Postcode Personality

🎓 School Smart🌿 Green Lung

“Strong, well-rated schools nearby”

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How E17 6ZB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Stoneydown Park School

Not yet inspected · 7 min walk

KS2: 107.3

—

Secondary

Willowfield School

Not yet inspected · 5 min walk

P8: +0.01A8: 48.9

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

189.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+179% vs borough

Crime by type

Other41%
Violence & sexual offences17%
Anti-social behaviour14%
Theft8%
Burglary7%
Vehicle crime6%
Drug offences4%
Robbery3%

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 · 939m

Crime is +191% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£380,000

Median sale price

27% below London median

£380,000 is 27% below the London median (£520,000)

-3.8%

This year

Flat

Dominant type

Price history

5-year change
+2.7%
Sales (24 months)5
New build0.0%
Avg flat£380,000
Price per m²£5,539/m²
Price per ft²£515/ft²
Avg floor area68.6 m²

EPC breakdown

B
53%

Based on 53 properties · Confidence: high

Street mix

Flat 100%

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£6,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,900

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

8.7×

Price-to-income

£1,901/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£171,500
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band BAnnual charge £1,500
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2020–2026 · CAGR

+-3.3%

Total change

-18%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.8%

per year

Acceleration

-30.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 43 sales

Property Type Mix

Total: 43 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2020–2020£460k£460k+0%36
Rate-rise correction2022–2023£487k£375k-23%1
Current market2024–2026£380k£375k-1.3%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.7% alpha

Flat/maisonette-2.7% α
Local
-0.9%
District
1.8%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Blackhorse Road Underground StationVictoria
3 min walk
Blackhorse Road Rail StationSuffragette
3 min walk
Blackhorse RoadNational Rail
3 min walk
St James Street (London) Rail StationWeaver
14 min walk
Tottenham Hale Underground StationVictoria
16 min walk
2 bus routes · 7 stops within 400m · 68 buses/hr peak

69

Walkability score

97

Footpaths (500m)

0

Santander docks (800m)

3.1 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

4

Car parks (800m)

6

EV chargers (800m)

Nearest car park275m
Santander docks (800m)0
Nearest cycle dock3.1 km

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: 7.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
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: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

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

SINNOTT MEDICAL CENTRE

8 ST ANDREW'S ROAD, WALTHAMWSTOW, E17 6BD

8 min walk

61%

Recommend GP

61%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.5 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

61

Parks (1km)

9

Restaurants (800m)

9

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 174 m
1 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

965m

Post office

Nearby shops

Tesco Express201 m
Blackhorse Food and Wiine249 m
Umit Supermarket466 m
Hitesh News & Convenience Store626 m

Nearby cafes

Hermanos Colombian Coffee Roasters156 m
The Willow Tree180 m
Starbucks192 m
Demo Cafe207 m

Nearby restaurants

Greggs188 m
Yasar's Kebab House221 m
Dodici Pizze221 m
Sea Fryer Fish Bar240 m

Nearby pubs

Big Penny Social195 m
The Black Horse224 m
Signature Brew Taproom294 m
Pretty Decent339 m

Nearby gyms

Yonder Climbing122 m
Yonder The Studio128 m
F45 Training260 m
Douglas Eyre Sports Centre908 m

Nearby health

Jan Dental and Aesthetic Clinic186 m
Food hygiene (5-star)55% of 56

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

126A AND B ST JOHNS ROAD RTM COMPANY LTD
APPLIANCY LONDON LTD
FITNESS LAB HOLDINGS LIMITED
HONE APP LIMITED

Investment

Investment grade, yield and market outlook

52

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

69.5

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,110m
Crossrail 2 route1,187m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,460 nationally

1,655

Est. population

30,000/km²

79%

Employed

75%

Degree educated

£43,500

Median income

1.6%

Claimant rate

SuburbanVery high densityRenters

30

Community stability

Age profile

14%
63%
20%
Under 1814%
18–3463%
35–4920%
50–643%
65+1%

Tenure

35%
47%
Own outright1%
Own (mortgage)35%
Private rent47%
Social rent9%
Shared ownership8%

Ethnicity

43%
22%
14%
White British43%
White Other22%
Asian14%
Black9%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine5%
No car household77%
Unemployed6%
No qualifications2%

Housing tenure (Census 2021)

Private rent47%
Social rent9%

vs. London

Income vs London+3.6%
Price vs London-26.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
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)
2
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 (£380,000)

£6,500

Standard buyer

£0

First-time buyer

Save £6,500

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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Key facts for E17 6ZB

Full postcodeE17 6ZB
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardSt James
Latitude51.588924
Longitude-0.042320
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