High Street · Waltham Forest · Walthamstow constituency · 51.58326, -0.03275

E17 7EF— High Street, Waltham Forest

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

The practical family move

 

Schools 100%Safety 78/100Transport 47/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
78
Schools
60
Transport
47
Environment
59
Investment
44

The bottom line

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

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Location

E17 7EF

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 7EF

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

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“The practical family move”

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How E17 7EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Mission Grove Primary School

Not yet inspected · 2 min walk

KS2: 102.3

—

Secondary

Willowfield School

Not yet inspected · 7 min walk

P8: +0.01A8: 48.9

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 7 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 772m

Crime is 26% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E17 district median

£517,500

Based on 977 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£6,655/m²
Price per ft²£618/ft²
Avg floor area56.8 m²

EPC breakdown

C
19%
D
23%
E
5%
F
1%
G
1%

Based on 49 properties · Confidence: high

Street mix

Semi 2%Terraced 36%Flat 62%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£142,000
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+8.2%

Total change

+890%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.2%

per year

Acceleration

+0.87

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 49 sales

Property Type Mix

Total: 49 sales

Semi-detached2%
Terraced36.7%
Flat/maisonette61.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£52k£92k+76.9%2
Post-dot-com plateau2001–2004£130k£348k+168.7%1.3
Pre-crash peak2005–2007£126k£340k+169.8%3
GFC & correction2009–2012£162k£391k+141.8%3.3
Help-to-Buy recovery2014–2015£250k£775k+210%2.5
Brexit uncertainty2017–2019£364k£1.11m+206.7%1.7
Pandemic surge2020–2021£309k£200k-35.3%1.5
Rate-rise correction2022–2023£325k£268k-17.6%2
Current market2025–2026£370k£515k+39.2%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+3% alpha

Weakest performer

Flat/maisonette

-1.7% alpha

Terraced+3% α
Local
11.8%
District
8.8%
Flat/maisonette-1.7% α
Local
4.1%
District
5.8%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position40

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
8.4 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
Walthamstow Queens Road Rail StationSuffragette
8 min walk
Blackhorse Road Rail StationSuffragette
9 min walk
Blackhorse Road Underground StationVictoria
9 min walk
No bus stops within 400m

55

Walkability score

112

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

7

Car parks (800m)

4

EV chargers (800m)

Nearest car park113m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
163m
🅿️
Sainsbury's Car Park
401m

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 AONB3% green spaceTree canopy: 70%
Less green space than 86% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.3 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

5 min walk

71%

Recommend GP

71%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

45

Restaurants (800m)

28

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

6

Convenience

Nearest supermarketAsda · 556 m
3 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

Rio Market174 m
Deja Vu Bakery202 m
Gather Fine Foods295 m
Hitesh News & Convenience Store297 m

Nearby cafes

Cafe Cadde145 m
Querky Cafe155 m
Desi's Cakes158 m
Pulse & Pickle171 m

Nearby restaurants

Arabian Nights147 m
Bonners Fish Bar161 m
Krantas174 m
Don Francisco y La Luna176 m

Nearby pubs

True Craft255 m
Untraditional Pub299 m
St James Bar308 m
The Chequers422 m

Nearby gyms

Dench Fitness388 m
Douglas Eyre Sports Centre633 m
The Gym Group726 m
Walthamstow Leisure Centre856 m

Nearby pharmacies

Boots611 m
Waterman Pharmacy628 m

Nearby health

St James Medical Practice374 m
Food hygiene (5-star)33% of 160

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

MAIA CONSTRUCTION LIMITED
MONATEC BUILDING LTD
PETITE LUNE STUDIO LIMITED
VALBAUN GALLOWAY PHOTOGRAPHY LIMITED

Investment

Investment grade, yield and market outlook

44

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 score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

65.2

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,796m
Crossrail 2 route1,924m

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)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
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)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
18
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)

Land at 60, Land at 60, South Grove, 68-75 Brunner Road and Alpha Business Centre, Walthamstow, E17 7NX518 homes
completed
76-80, 76-80, South Grove, Walthamstow, E17 7NU183 homes
completed
, 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
4-6, 4-6, MARKHOUSE ROAD, E1723 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 7EF

Full postcodeE17 7EF
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigh Street
Latitude51.583261
Longitude-0.032748
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