High Street · Waltham Forest · Walthamstow constituency · 51.58429, -0.01991

E17 7BF— High Street, Waltham Forest

Location and area intelligence for E17 7BF, High Street, Waltham Forest

Urban convenience personified

 

Schools 50%Safety 39/100Transport 56/100Low yield 3.36%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
53
Safety
39
Schools
46
Transport
56
Environment
59
Investment
60

The bottom line

Less suited to Families.

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Location

E17 7BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
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 7BF

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

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Postcode Personality

🚇 Hyper-Connected⚠️ High crime

“Urban convenience personified”

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How E17 7BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
★

Primary

Emmanuel Community School

Requires Improvement · Inspected Apr 2024 · 7 min walk

KS2: 103.4

—

Secondary

Walthamstow School for Girls

Not yet inspected · 5 min walk

P8: +0.46A8: 56.3

50% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Church Hill Nursery School

Not inspected · 5 min walk

5 primaries · 1 secondaries · 1 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)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 868m

Crime is +333% above London average

Property

Prices, sales volume and market trends

Avg floor area42.3 m²

EPC breakdown

B
7%
C
20%

Based on 27 properties · Confidence: medium

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

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£105,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2010–2022 · CAGR

+3.9%

Total change

+59%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.5%

per year

Acceleration

-57.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 24 sales

Property Type Mix

Total: 24 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2012£170k£181k+6.6%4.3
Help-to-Buy recovery2013–2015£205k£290k+41.5%1.7
Brexit uncertainty2018–2019£360k£328k-9%1.5
Pandemic surge2021–2021£406k£406k+0%2
Rate-rise correction2022–2022£270k£270k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
8.2%
District
8%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Walthamstow Central Underground StationVictoria line
1.7 min walk
Walthamstow Central→ Liverpool Street· 4 tph
19 min

Nearby stations

Walthamstow Central Underground StationVictoria
2 min walk
Walthamstow Central Rail StationWeaver
2 min walk
Walthamstow CentralNational Rail
2 min walk
Walthamstow Queens Road Rail StationSuffragette
5 min walk
St James Street (London) Rail StationWeaver
12 min walk
2 bus routes · 6 stops within 400m · 675 buses/hr peak

83

Walkability score

186

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★44 min
Waterloo51 min ↑
Canary Wharf52 min ↑
City44 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)

5

EV chargers (800m)

Nearest car park219m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Sainsbury's Car Park
531m
🅿️
Bedford Road Car Park· yes
745m

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
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: 7.9 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 93% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.1 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

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

QUEENS ROAD MEDICAL CENTRE

48 QUEENS ROAD, WALTHAMSTOW, E17 8PX

6 min walk

78%

Recommend GP

78%

Overall GP experience

9

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

83

Parks (1km)

67

Restaurants (800m)

35

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

5

Convenience

Nearest supermarketLidl · 165 m
2 tennis courts

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)

52m

Post office

Nearby shops

Tesco Express108 m
Kos Inter Continental Mini Market137 m
Ikiukas LT142 m
Jamaican Fresh Groceries281 m

Nearby cafes

Cafe Chaii39 m
Andy's53 m
Copperfield61 m
Today Bread112 m

Nearby restaurants

Pepe's Piri Piri25 m
Chick Cottage31 m
Roosters Piri Piri36 m
Samr Cafe38 m

Nearby pubs

The Goose115 m
Drift Cocktail Bar370 m
Ye Olde Rose and Crown389 m
The Chequers477 m

Nearby gyms

The Gym Group172 m
Forest YMCA818 m

Nearby pharmacies

Boots324 m

Nearby health

Addison Road Medical Practice697 m
Comely Bank Health Clinic704 m
Food hygiene (5-star)41% of 232

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
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

CHICKEN KATSU LTD

Investment

Investment grade, yield and market outlook

60

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 score34/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

40.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,310m
Crossrail 2 route2,769m

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

Urban coreHigh 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)
12
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
20
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
2
Under construction
2
Completed (3yr)
107
Largest scheme
121 homes · Former Arcade Site, Former Arcade Site, Hoe Street, Walthamstow, E17 4QG
Pipeline pressure
LOW

Named schemes (500m)

Former Arcade Site, Former Arcade Site, Hoe Street, Walthamstow, E17 4QG121 homes
completed
Juniper House, 221, HOE STREET, E17 9PH91 homes
completed
Land Adjacent to South of Walthamstow Central Station, Land Adjacent to South of Walthamstow Central Station, Hoe Street, Selborne Road, Walthamstow, E1779 homes
completed
17, 17, SYLVAN ROAD, E17 7QR75 homes
completed
1-2 Station Approach, 1-2 Station Approach, Hoe Street, Walthamstow, E17 9QF69 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 7BF

Full postcodeE17 7BF
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigh Street
Latitude51.584295
Longitude-0.019914
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