High Street · Waltham Forest · Walthamstow constituency · 51.58491, -0.03614

E17 7DP— High Street, Waltham Forest

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

The family fortress

 

Schools 100%Safety 76/100Transport 50/100Low yield 3.36%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
76
Schools
90
Transport
50
Environment
66
Investment
60

The bottom line

E17 7DP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E17 7DP

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+3.6% vs London avg
vs London crime+39.0% vs London avg

Deep-dive guides for E17 7DP

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

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“The family fortress”

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How E17 7DP 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 · 1 min walk

KS2: 104.5

—

Secondary

Willowfield School

Not yet inspected · 3 min walk

P8: +0.01A8: 48.9

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.5 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

+33% vs borough

Crime by type

Other30%
Violence & sexual offences21%
Anti-social behaviour18%
Theft10%
Robbery7%
Burglary5%
Drug offences4%
Vehicle crime4%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

10

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 740m

Crime is +39% above London average

Property

Prices, sales volume and market trends

Avg floor area79.2 m²

EPC breakdown

B
1%
C
5%
D
7%
E
3%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Terraced 42%Flat 58%

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£198,000
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

1995–2019 · CAGR

+11.2%

Total change

+1181%

Market Activity

Price Velocity & Acceleration

Current Velocity

+51.1%

per year

Acceleration

-25.27

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 25 sales

Property Type Mix

Total: 25 sales

Terraced44%
Flat/maisonette56%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£100k+55.5%1.4
Post-dot-com plateau2003–2004£153k£170k+11.5%1
Pre-crash peak2005–2007£215k£228k+5.8%2.3
GFC & correction2010–2012£285k£250k-12.1%1.3
Help-to-Buy recovery2014–2015£308k£543k+76.4%2
Brexit uncertainty2019–2019£820k£820k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
12.5%
District
13.7%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

51

Walkability score

72

Footpaths (500m)

0

Santander docks (800m)

2.7 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)

6

EV chargers (800m)

Nearest car park364m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
364m
🅿️
Sainsbury's Car Park
681m

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: 7.3 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% 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

6 min walk

71%

Recommend GP

71%

Overall GP experience

4

GPs within 1km

5

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% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

38

Restaurants (800m)

28

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 446 m
1 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.3km

Post office

Nearby shops

Hitesh News & Convenience Store86 m
Umit Supermarket188 m
Blackhorse Food and Wiine371 m
Rio Market472 m

Nearby cafes

Temptations Milkshake & Ice Cream Bar284 m
Jaunty Coffee315 m
Spring Cafe385 m
Cafe Rodi404 m

Nearby restaurants

Bonners Fish Bar141 m
Olive Dining Ltd at Willowfield School369 m
Chow & Cha373 m
Sea Fryer Fish Bar379 m

Nearby pubs

Forest Wines316 m
True Craft473 m
St James Bar535 m
Untraditional Pub550 m

Nearby gyms

Douglas Eyre Sports Centre567 m
F45 Training612 m
Yonder The Studio615 m
Yonder Climbing619 m

Nearby pharmacies

Waterman Pharmacy572 m

Nearby health

St James Medical Practice522 m
Jan Dental and Aesthetic Clinic546 m
Food hygiene (5-star)37% of 149

Business

Local businesses registered here

Active businesses
4
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

CITY ESPRESSO LIMITED
HAVA INK LTD
THIS STUDIO LTD
VERILY VERILY LIMITED

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 score28/100
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

51.3

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,863m
Crossrail 2 route1,650m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,341 nationally

1,691

Est. population

15,024/km²

63%

Employed

47%

Degree educated

£43,500

Median income

8.1%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

32

Community stability

Age profile

22%
29%
24%
14%
Under 1822%
18–3429%
35–4924%
50–6414%
65+11%

Tenure

16%
38%
35%
Own outright10%
Own (mortgage)17%
Private rent38%
Social rent35%
Shared ownership1%

Ethnicity

30%
26%
18%
White British30%
White Other26%
Asian13%
Black18%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine21%
No car household62%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Private rent38%
Social rent35%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
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)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
9
Largest scheme
484 homes · 3, 5 and 7, 3, 5 and 7, Blackhorse Lane, Hookers Road, E17 6DS
Pipeline pressure
NONE

Named schemes (500m)

STONEYDOWN, STONEYDOWN, BLACKHORSE ROAD, PRETORIA AVENUE, E1726 homes
completed
FORMER GARAGES AT, FORMER GARAGES AT, SOUTHCOTE ROAD, NEWMAN ROAD, E1723 homes
completed
Garages Rear Of 2 To 30 Essex Close,, Former Garages20 homes
completed
Blackhorse Service Station, 57, Blackhorse Service Station, 57, Blackhorse Road, Walthamstow, E17 7AS20 homes
completed
The Essex Arms Public House, 82-84, The Essex Arms Public House, 82-84, Forest Road, Walthamstow, E17 6JR17 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 7DP

Full postcodeE17 7DP
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigh Street
Latitude51.584909
Longitude-0.036141
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