High Street · Waltham Forest · Walthamstow constituency · 51.58408, -0.03303

E17 7EG— High Street, Waltham Forest

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

The practical family move

 

Schools 100%Safety 62/100Transport 50/100Low yield 3.36%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
62
Schools
60
Transport
50
Environment
59
Investment
62

The bottom line

E17 7EG offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

E17 7EG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+7.9% vs London avg
vs London crime+115.0% vs London avg

Deep-dive guides for E17 7EG

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

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How E17 7EG 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 · 3 min walk

KS2: 102.3

—

Secondary

Willowfield School

Not yet inspected · 6 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 · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

139.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 336.6%

+106% vs borough

Crime by type

Other38%
Violence & sexual offences20%
Theft13%
Vehicle crime8%
Anti-social behaviour7%
Burglary5%
Robbery5%
Drug offences5%

Stop & search

0.8

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)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 695m

Crime is +115% above London average

Property

Prices, sales volume and market trends

Avg floor area86.4 m²

EPC breakdown

C
5%
D
5%
E
4%

Based on 14 properties · Confidence: medium

Street mix

Semi 8%Terraced 92%

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£216,000
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)
RoofPitched, 100 mm loft insulation
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

1995–2023 · CAGR

+8.7%

Total change

+924%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.1%

per year

Acceleration

-5.95

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached8%
Terraced92%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£113k+104.5%1.6
Post-dot-com plateau2001–2004£91k£176k+93.4%1.7
Pre-crash peak2005–2007£195k£254k+30%1.5
Help-to-Buy recovery2013–2015£375k£603k+60.7%1.3
Brexit uncertainty2019–2019£735k£735k+0%1
Pandemic surge2020–2021£600k£599k-0.1%1.5
Rate-rise correction2023–2023£563k£563k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Terraced+1% α
Local
10.5%
District
9.5%

CAGR over 24yr 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 4

Good

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

Nearby stations

St James Street (London) Rail StationWeaver
4 min walk
St James Street (London)National Rail
4 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

101

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)

6

EV chargers (800m)

Nearest car park199m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
242m
🅿️
Sainsbury's Car Park
446m

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 waterLOW
Low
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: 7.4 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 86% 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

6 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

48

Parks (1km)

42

Restaurants (800m)

25

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 666 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)

1.4km

Post office

Nearby shops

Hitesh News & Convenience Store215 m
Rio Market251 m
Deja Vu Bakery271 m
Gather Fine Foods387 m

Nearby cafes

Cafe Cadde232 m
Desi's Cakes239 m
Querky Cafe246 m
Deja Vu253 m

Nearby restaurants

Bonners Fish Bar95 m
Arabian Nights233 m
Krantas267 m
Don Francisco y La Luna269 m

Nearby pubs

True Craft343 m
Untraditional Pub392 m
St James Bar399 m
The Chequers446 m

Nearby gyms

Dench Fitness481 m
Douglas Eyre Sports Centre661 m
The Gym Group738 m
Yonder The Studio818 m

Nearby pharmacies

Waterman Pharmacy544 m
Boots644 m

Nearby health

St James Medical Practice451 m
Jan Dental and Aesthetic Clinic779 m
Food hygiene (5-star)34% of 155

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

MIRONMD LTD
S K CONSTRUCTION SOLUTIONS LTD

Investment

Investment grade, yield and market outlook

62

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

50.4

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,870m
Crossrail 2 route1,881m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,658 nationally

2,565

Est. population

12,686/km²

69%

Employed

49%

Degree educated

£45,300

Median income

6.9%

Claimant rate

Inner cityHigh densityEstablished mixed

34

Community stability

Age profile

24%
29%
27%
14%
Under 1824%
18–3429%
35–4927%
50–6414%
65+6%

Tenure

15%
26%
46%
Own outright15%
Own (mortgage)26%
Private rent46%
Social rent12%
Shared ownership1%

Ethnicity

29%
23%
28%
White British29%
White Other23%
Asian28%
Black9%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine17%
No car household55%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent46%
Social rent12%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
10
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)
12
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)

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
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

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 7EG

Full postcodeE17 7EG
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigh Street
Latitude51.584083
Longitude-0.033030
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