High Street · Waltham Forest · Walthamstow constituency · 51.58320, -0.03429

E17 7DF— High Street, Waltham Forest

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

The family fortress

 

Schools 100%Safety 78/100Transport 47/100Low yield 3.36%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
78
Schools
90
Transport
47
Environment
64
Investment
52

The bottom line

E17 7DF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

E17 7DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+7.9% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for E17 7DF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E17 7DF 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 · 6 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 · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.9 incidents per 1,000 residents

Better than 64% of London
↑ Rising 1820.0%

from a low base — still below London average

-29% vs borough

Crime by type

Anti-social behaviour31%
Other26%
Violence & sexual offences23%
Drug offences6%
Theft5%
Vehicle crime3%
Burglary3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 822m

Crime is 26% below London average

Property

Prices, sales volume and market trends

Avg floor area83.7 m²

EPC breakdown

C
2%
D
3%
E
1%

Based on 6 properties · Confidence: low

Street mix

Semi 23%Terraced 31%Flat 46%

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£209,250
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

1999–2021 · CAGR

+8.6%

Total change

+520%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.8%

per year

Acceleration

-127.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached25%
Terraced33.3%
Flat/maisonette41.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£123k£123k+0%1
Post-dot-com plateau2001–2004£225k£305k+35.6%1
Pre-crash peak2006–2006£190k£190k+0%1
GFC & correction2011–2011£362k£362k+0%1
Help-to-Buy recovery2013–2014£250k£285k+14%1
Brexit uncertainty2018–2018£683k£683k+0%2
Pandemic surge2021–2021£763k£763k+0%2

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
7.5 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
8 min walk
Blackhorse Road Underground StationVictoria
8 min walk
Walthamstow Queens Road Rail StationSuffragette
9 min walk
No bus stops within 400m

51

Walkability score

93

Footpaths (500m)

0

Santander docks (800m)

2.5 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)

5

EV chargers (800m)

Nearest car park141m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
141m
🅿️
Sainsbury's Car Park
506m

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: 7.2 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.2 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

3

GPs within 1km

4

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

37

Restaurants (800m)

24

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 674 m
2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
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 Store258 m
Rio Market266 m
Deja Vu Bakery299 m
Gather Fine Foods310 m

Nearby cafes

Querky Cafe175 m
Bim's201 m
Mooboo206 m
Delight Kebab & Cafe214 m

Nearby restaurants

Bonners Fish Bar123 m
Chow & Cha165 m
Dessert Delicacy175 m
JerkFusion197 m

Nearby pubs

True Craft251 m
St James Bar312 m
Untraditional Pub322 m
Forest Wines530 m

Nearby gyms

Dench Fitness425 m
Douglas Eyre Sports Centre535 m
F45 Training812 m
Yonder The Studio844 m

Nearby pharmacies

Waterman Pharmacy667 m
Boots718 m

Nearby health

St James Medical Practice333 m
Jan Dental and Aesthetic Clinic758 m
Food hygiene (5-star)32% of 145

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

GREY MATTER LTD

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

48.5

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,743m
Crossrail 2 route1,823m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,153 nationally

2,003

Est. population

29,803/km²

62%

Employed

44%

Degree educated

£45,300

Median income

6.9%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

39

Community stability

Age profile

22%
28%
24%
17%
Under 1822%
18–3428%
35–4924%
50–6417%
65+9%

Tenure

15%
21%
27%
34%
Own outright15%
Own (mortgage)21%
Private rent27%
Social rent34%
Shared ownership2%
Rent free0%

Ethnicity

30%
19%
23%
16%
White British30%
White Other19%
Asian23%
Black16%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine19%
No car household51%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent34%
Private rent27%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
11
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)
17
Largest scheme
518 homes · Land at 60, Land at 60, South Grove, 68-75 Brunner Road and Alpha Business Centre, Walthamstow, E17 7NX
Pipeline pressure
NONE

Named schemes (500m)

, 74 - 75 Brunner Road, Walthamstow, London, E17 7NW, South Grove Site C 74-79, Brunner Road, E17 7NW83 homes
completed
Buxton Road, Walthamstow, E17 7EH48 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
Car Park, 24, Car Park, 24, Stephenson Road, Walthamstow, E1717 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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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 7DF

Full postcodeE17 7DF
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigh Street
Latitude51.583196
Longitude-0.034295
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