High Street · Waltham Forest · Walthamstow constituency · 51.58584, -0.02229

E17 7BT— High Street, Waltham Forest

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

The premium commuter base

 

Schools 50%Safety 39/100Transport 44/100Low yield 2.11%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
51
Safety
39
Schools
90
Transport
44
Environment
59
Investment
35

The bottom line

E17 7BT offers exceptional schools (100% Good/Outstanding) and fast broadband at £824,000 median — strong value for Most buyers who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E17 7BT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+58.5% vs London avg
vs London income+7.9% vs London avg
vs London crime+333.0% vs London avg

Deep-dive guides for E17 7BT

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

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“The premium commuter base”

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How E17 7BT 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 · 6 min walk

KS2: 108.9

—

Secondary

Walthamstow School for Girls

Not yet inspected · 7 min walk

P8: +0.46A8: 56.3

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 7 min walk

7 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 630m

Crime is +333% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£824,000

Median sale price

Top 25% — 58% above London median

£824,000 is 58% above the London median (£520,000)

-54.6%

This year

Terraced

Dominant type

Price history

5-year change
-14.2%
Sales (24 months)6
New build0.0%
Avg terraced£824,000
Price per m²£11,805/m²
Price per ft²£1,097/ft²
Avg floor area73.4 m²

EPC breakdown

C
23%
D
43%

Based on 66 properties · Confidence: high

Street mix

Semi 1%Terraced 64%Flat 33%Other 1%

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£28,700
First-time buyerFTB
£28,700
Additional propertyBTL/2nd
£53,420

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

18.2×

Price-to-income

£4,122/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£183,500
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)
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

+912%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.4%

per year

Acceleration

-5.72

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 79 sales

Property Type Mix

Total: 79 sales

Terraced69.6%
Flat/maisonette30.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£85k+0.3%3.8
Post-dot-com plateau2001–2004£123k£282k+128.9%4.8
Pre-crash peak2005–2007£300k£280k-6.7%3.3
GFC & correction2008–2012£255k£500k+96.1%2.4
Help-to-Buy recovery2013–2016£225k£410k+82.2%1.8
Brexit uncertainty2018–2019£1.56m£415k-73.4%1.5
Pandemic surge2021–2021£960k£960k+0%1
Rate-rise correction2022–2023£410k£749k+82.6%2.5
Current market2024–2025£824k£860k+4.4%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Weakest performer

Flat/maisonette

-0.5% alpha

Terraced-0.2% α
Local
8.1%
District
8.3%
Flat/maisonette-0.5% α
Local
8%
District
8.5%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

45out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing24
Trend Position40

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
4.3 min walk
Walthamstow Central→ Liverpool Street· 4 tph
19 min

Nearby stations

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

66

Walkability score

132

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

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park374m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Sainsbury's Car Park
491m
🅿️
Bedford Road Car Park· yes
605m
🅿️
Town Hall Car Park· yes
792m

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: 7.9 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 95% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.0 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

DR SHANTIR PRACTICE

354-358 FOREST ROAD, WALTHAMSTOW, E17 5JL

6 min walk

56%

Recommend GP

56%

Overall GP experience

8

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

64

Restaurants (800m)

32

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

3

Convenience

Nearest supermarketLidl · 183 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

289m

Post office

Nearby shops

Ikiukas LT202 m
Kos Inter Continental Mini Market204 m
Jamaican Fresh Groceries218 m
Tesco Express335 m

Nearby cafes

L'Hirondelle Coffee Shop144 m
Sun On Cafe148 m
Oasis165 m
Mego167 m

Nearby restaurants

Sodo Pizza Café127 m
Popeyes139 m
Cinar Grill142 m
Peking Chef152 m

Nearby pubs

Ye Olde Rose and Crown251 m
The Goose350 m
Drift Cocktail Bar385 m
The Chequers400 m

Nearby gyms

The Gym Group177 m
Dench Fitness901 m

Nearby pharmacies

Boots353 m
Waterman Pharmacy664 m
Food hygiene (5-star)39% of 227

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ASHERAH JEWELLERY LTD
HRB CONSTRUCTION LTD
KHANH BRICE NGUYEN LIMITED
LONDON PLANED LTD
MYCREW LTD.

+4 more

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

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

Low gross yield (2.1%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
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

46.4

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,381m
Crossrail 2 route2,584m

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%
Price vs London+58.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
1
Planning apps (3 years)
16
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
2
Under construction
2
Completed (3yr)
104
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
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
4-8, 4-8, WESTBURY ROAD, E1759 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£824,000)

£28,700

Standard buyer

£28,700

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.

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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 7BT

Full postcodeE17 7BT
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigh Street
Latitude51.585836
Longitude-0.022286
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