St James · Waltham Forest · Walthamstow constituency · 51.58307, -0.03681

E17 7AS— St James, Waltham Forest

Location and area intelligence for E17 7AS, St James, Waltham Forest

The family fortress

 

Schools 100%Safety 77/100Transport 46/100Low yield 3.36%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
77
Schools
90
Transport
46
Environment
88
Investment
55

The bottom line

E17 7AS 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 catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

E17 7AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for E17 7AS

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

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

“The family fortress”

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How E17 7AS 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 · 5 min walk

P8: +0.01A8: 48.9

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 9 min walk

6 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

50.7 incidents per 1,000 residents

Better than 62% of London
↑ Rising 3833.3%

from a low base — still below London average

-25% vs borough

Crime by type

Other33%
Anti-social behaviour29%
Violence & sexual offences19%
Vehicle crime8%
Burglary5%
Theft4%
Robbery2%
Drug offences1%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 927m

Crime is 22% below London average

Property

Prices, sales volume and market trends

Avg floor area85.4 m²

EPC breakdown

C
9%
D
15%
E
4%

Based on 28 properties · Confidence: medium

Street mix

Semi 12%Terraced 53%Flat 35%

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 costMedium
Rebuild cost estimate£213,500
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

1998–2021 · CAGR

+11.4%

Total change

+1094%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.1%

per year

Acceleration

-63.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £700k+ · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached11.8%
Terraced52.9%
Flat/maisonette35.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£68k£92k+35.3%1
Post-dot-com plateau2003–2004£178k£200k+12.4%1
Pre-crash peak2005–2006£260k£185k-28.8%1.5
GFC & correction2009–2012£129k£265k+106.2%1.3
Help-to-Buy recovery2014–2014£280k£280k+0%1
Brexit uncertainty2018–2019£539k£310k-42.4%1
Pandemic surge2020–2021£610k£812k+33.1%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-10.6% alpha

Flat/maisonette-10.6% α
Local
-11.4%
District
-0.8%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Blackhorse RoadSuffragette line
6.1 min walk
St James Street (London)

Nearby stations

St James Street (London) Rail StationWeaver
4 min walk
St James Street (London)National Rail
4 min walk
Blackhorse Road Rail StationSuffragette
6 min walk
Blackhorse Road Underground StationVictoria
7 min walk
Walthamstow Queens Road Rail StationSuffragette
11 min walk
No bus stops within 400m

46

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

2.6 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)

9

EV chargers (800m)

Nearest car park240m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
240m
🅿️
Sainsbury's Car Park
678m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.0 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE FIRS

26 STEPHENSON ROAD, WALTHAMSTOW, E17 7JT

4 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

34

Restaurants (800m)

25

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

3

Convenience

No pubs within 400m — nearest: True Craft (328 m)

Nearest supermarketCo-op Food · 594 m
1 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.5km

Post office

Nearby shops

Hitesh News & Convenience Store286 m
Umit Supermarket290 m
Londis331 m
Gather Fine Foods399 m

Nearby cafes

Mooboo281 m
Querky Cafe301 m
Delight Kebab & Cafe311 m
Bim's313 m

Nearby restaurants

Bonners Fish Bar219 m
Chow & Cha221 m
Dessert Delicacy230 m
JerkFusion306 m

Nearby pubs

True Craft328 m
St James Bar386 m
Untraditional Pub418 m
The Coppermill475 m

Nearby gyms

Douglas Eyre Sports Centre383 m
Dench Fitness526 m
F45 Training677 m
Yonder The Studio779 m

Nearby pharmacies

Waterman Pharmacy763 m

Nearby health

St James Medical Practice333 m
Jan Dental and Aesthetic Clinic638 m
Food hygiene (5-star)36% of 124

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

MIKWABO LIMITED
NINEPOINT LTD
SOCIAL LIND LTD

Investment

Investment grade, yield and market outlook

55

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

53.2

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,657m
Crossrail 2 route1,662m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,292 nationally

2,326

Est. population

4,707/km²

70%

Employed

55%

Degree educated

£43,500

Median income

5.1%

Claimant rate

Inner cityMedium densityEstablished mixed

37

Community stability

Age profile

23%
29%
26%
16%
Under 1823%
18–3429%
35–4926%
50–6416%
65+6%

Tenure

14%
30%
39%
17%
Own outright14%
Own (mortgage)30%
Private rent39%
Social rent17%
Shared ownership1%
Rent free0%

Ethnicity

34%
25%
18%
White British34%
White Other25%
Asian18%
Black11%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine14%
No car household58%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent39%
Social rent17%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
9
Borough approval rate
82%
Opportunity area
Lee Valley
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
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)

1 - 3,4-6, 5, 8-10, 89, 89a, 89b, 89c and 89d, 1 - 3,4-6, 5, 8-10, 89, 89a, 89b, 89c and 89d, Grange Road, Walthamstow, E17 8AH39 homes
completed
STONEYDOWN, STONEYDOWN, BLACKHORSE ROAD, PRETORIA AVENUE, E1726 homes
completed
FORMER GARAGES AT, FORMER GARAGES AT, SOUTHCOTE ROAD, NEWMAN ROAD, E1723 homes
completed
Blackhorse Service Station, 57, Blackhorse Service Station, 57, Blackhorse Road, Walthamstow, E17 7AS20 homes
completed
Garages Rear Of 2 To 30 Essex Close,, Former Garages20 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 7AS

Full postcodeE17 7AS
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardSt James
Latitude51.583068
Longitude-0.036812
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