E17 7BE has a low crime rate (3.0 incidents per 1,000 residents). Crime levels are stable. It is in the Waltham Forest borough.

What are property prices in E17 7BE?

The median property price in E17 7BE is £1100k. Prices changed +31.6% in the past year. For a detailed breakdown by property type and price history, see the property section on LondonIQ.

How good is transport in E17 7BE?

E17 7BE has a PTAL (Public Transport Accessibility Level) of 3, on a scale of 1a (lowest) to 6b (highest). The nearest tube station is Blackhorse Road, approximately 7.3 minutes away. There are 0 bus routes serving the area.

What are the schools like near E17 7BE?

The nearest primary school to E17 7BE is St Patrick's Catholic Primary School rated Good by Ofsted. The nearest secondary school is Willowfield School (Ofsted: Not yet inspected). LondonIQ shows Ofsted ratings and exam scores for all nearby schools.

What is the liveability score for E17 7BE?

E17 7BE has a liveability score of 78/100, placing it in the top 8% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

E17 7BE Postcode — Crime Rate, Schools & House Prices

Deep-dive guides for E17 7BE

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

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At a glance

📍E17 7BE is in High Street, Waltham Forest — exceptional school provision — 100% Good or Outstanding.
🏠Property prices average £1.1m (median). Crime is 95% below the London average.
👤Best for: Families

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Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 2 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,100,000

Median sale price

+31.6%

This year

Semi-detached

Dominant type

Price history

5-year change

+900.0%

Sales (24 months)2

New build0.0%

Avg semi-detached£950,000

Price per m²£10,763/m²

Avg floor area102.2 m²

EPC breakdown

18%

14%

Based on 42 properties · Confidence: high

Street mix

Semi 44%Terraced 36%Detached 4%Flat 12%Other 4%

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£51,250

First-time buyerFTB

£51,250

Additional propertyBTL/2nd

£84,250

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

25.3×

Price-to-income

£5,503/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr

Heat pump suitableYes

EPC upgrade costMedium

Rebuild cost estimate£255,500

Rebuild cost per m²£2,500/m²

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

Construction eraNO DATA!

WallsSolid brick, as built, no insulation (assumed)

Heating fuelmains gas - this is for backwards compatibility only and should not be used

GlazingFully double glazed

Council tax band Band BAnnual charge £1,500

Price growth potentialHigh

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,100,000)

£51,250

Standard buyer

£51,250

First-time buyer

Affordability check — your annual salary

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Investment

Rental yield, rent and gentrification

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.58%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent£1,450

Gross yield1.58% (low)

Gentrification score58/100

Sales last 12 months1

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

8/100

Velocity score

Future outlook

High

Price growth potential

High

Development pressure

Low

New supply risk

Safety

29 May

Crime rates and local incidents

LOW CRIME

3.0 incidents per 1,000 residents

↑ Rising 133.3%

-93% vs borough

Crime by type

Other5

Vehicle crime1

Violence & sexual offences1

Anti-social behaviour0

Drug offences0

Theft0

Robbery0

Burglary0

Road safety

Road safety score

Accidents (5yr)

KSI (5yr)

Crime is 195% below London average

Transport

1 May

Public transport accessibility and links

PTAL 3

Moderate

🚇

Blackhorse RoadSuffragette line

7.3 min walk

🚂

St James Street (London)

Nearby stations

🚇

St James Street (London) Rail StationWeaver

3 min walk

🚂

St James Street (London)National Rail

3 min walk

🚇

Blackhorse Road Rail StationSuffragette

7 min walk

🚇

Blackhorse Road Underground StationVictoria

8 min walk

🚇

Walthamstow Queens Road Rail StationSuffragette

10 min walk

🚌No bus stops within 400m

Walkability score

Footpaths (500m)

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

48 min

London Bridge

50 min

Victoria

51 min

Waterloo

46 min

Canary Wharf

32 min

City ★

Source: TfL Journey Planner (sector-level)

Location

Schools

18 Apr

Nearest schools and Ofsted ratings

Education score

Excellent for families

★ Top school within 1km

★★

Primary

St Patrick's Catholic Primary School

Good · 3 min walk

KS2: 104.5

—

Secondary

Willowfield School

Not yet inspected · 6 min walk

P8: +0.01A8: 48.9

100% of local schools rated Good or Outstanding

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 8 min walk

7 primaries · 2 secondaries · 1 childcare — within 1km

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW

Low

Surface waterNONE

No assessed surface water flood risk

Air qualityLOW

NO₂: 23.0 µg/m³ · PM2.5: 8.0 µg/m³

NoiseNONE

road

Radon riskLOW

0.5% of local properties affected

ULEZ zone · £12.50/dayCCZ: 7.2 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.1 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

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Health

GP, dental and hospital access

THE FIRS

26 STEPHENSON ROAD, WALTHAMSTOW, E17 7JT

3 min walk

71%

Recommend GP

71%

Overall GP experience

GPs within 1km

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.1 km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.4 km

A&E 4hr targetNHS target: 95%74.5%

Demographics

22 Apr

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

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

Community stability

Age profile

Under 1823%

18–3429%

35–4926%

50–6416%

65+6%

Tenure

Own outright14%

Own (mortgage)30%

Private rent39%

Social rent17%

Shared ownership1%

Rent free0%

Ethnicity

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 rent 39%Social rent 17%

vs. London

Income vs London+3.6%

Price vs London+111.5%

Politics

Local councillors and MP

Ward majorityLabour

Ward majority vote23.5%

Ward turnout31%

Election year2022

MPMs Stella Creasy (Labour (Co-op))

MP majority17,996

ConstituencyWalthamstow

Councillors

Crystal IhenachorLabour

Tom ConnorLabour

Raja AnwarLabour

Amenities

Shops, restaurants, parks and more

Parks (1km)

Restaurants (800m)

Cafes (800m)

Pubs (400m)

Pharmacies (800m)

Gyms (1km)

Sports (1km)

Convenience

Nearest supermarketCo-op Food · 677 m

3 sports halls

Libraries (1km)

Cinemas (2km)

1.5km

Post office

Nearby shops

Hitesh News & Convenience Store293 m

Gather Fine Foods298 m

Rio Market309 m

Deja Vu Bakery345 m

Nearby cafes

Mooboo183 m

Querky Cafe184 m

Bim's200 m

Delight Kebab & Cafe204 m

Nearby restaurants

Chow & Cha129 m

Dessert Delicacy139 m

Bonners Fish Bar175 m

JerkFusion194 m

Nearby pubs

True Craft231 m

St James Bar293 m

Untraditional Pub315 m

The Coppermill539 m

Nearby gyms

Dench Fitness422 m

Douglas Eyre Sports Centre464 m

F45 Training789 m

Yonder The Studio854 m

Nearby pharmacies

Waterman Pharmacy730 m

Nearby health

St James Medical Practice284 m

Jan Dental and Aesthetic Clinic742 m

Food hygiene (5-star)35% of 131

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Compare Waltham Forest with nearby boroughs:

Waltham Forest vs Newham Waltham Forest vs Redbridge Waltham Forest vs Hackney Waltham Forest vs Enfield

Frequently asked questions

Trusted official data sources

Office for

National Statistics

LONDONDATASTORE

Ofsted

HM LAND

REGISTRY

Environment

Agency

DATA.POLICE.UK

GOV.UK

Transport

for London

NHS

Digital

Companies

House

Royal

Mail

Food Standards

Agency

Ofcom

Met

Office

Ordnance

Survey

E17 7BE

At a glance

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