St James · Waltham Forest · Walthamstow constituency · 51.57936, -0.03960

E17 7HU— St James, Waltham Forest

Location and area intelligence for E17 7HU, St James, Waltham Forest

The family fortress

 

Schools 100%Safety 81/100Transport 41/100Low yield 3.36%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
81
Schools
60
Transport
41
Environment
85
Investment
50

The bottom line

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

The catch: 46 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E17 7HU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-1.7% vs London avg
vs London crime-6.0% vs London avg

Deep-dive guides for E17 7HU

🛡️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 7HU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Coppermill Primary School

Not yet inspected · 3 min walk

KS2: 108.2

—

Secondary

Willowfield School

Not yet inspected · 9 min walk

P8: +0.01A8: 48.9

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 8 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

61.2 incidents per 1,000 residents

Better than 53% of London
→ Stable

-10% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour22%
Other21%
Drug offences14%
Vehicle crime9%
Theft3%
Robbery2%
Burglary1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.4km

Crime is 6% below London average

Property

Prices, sales volume and market trends

Avg floor area80.5 m²

EPC breakdown

C
14%
D
17%
E
6%
F
2%
G
1%

Based on 40 properties · Confidence: high

Street mix

Terraced 81%Flat 17%Other 2%

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£201,250
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 CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+9.9%

Total change

+1317%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.6%

per year

Acceleration

+3.64

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 49 sales

Property Type Mix

Total: 49 sales

Terraced83.7%
Flat/maisonette16.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£110k+82.9%2.2
Post-dot-com plateau2001–2003£148k£182k+23%3.3
Pre-crash peak2005–2007£185k£250k+35.5%1.7
GFC & correction2008–2012£258k£262k+1.6%2
Help-to-Buy recovery2013–2015£285k£591k+107.4%2
Brexit uncertainty2017–2019£488k£698k+43.1%1.3
Pandemic surge2020–2020£760k£760k+0%1
Rate-rise correction2022–2022£790k£790k+0%3
Current market2024–2024£850k£850k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Terraced+0.8% α
Local
10.4%
District
9.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing15
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
10 min walk
St James Street (London)

Nearby stations

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

27

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria52 min ↑
Waterloo58 min ↑
Canary Wharf58 min ↑
City ★46 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 park165m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
494m

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% 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

4 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

18

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 954 m
2 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)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Londis128 m
Gather Fine Foods503 m
Beaten by a Whisker573 m
Brewery Express587 m

Nearby cafes

Mooboo460 m
Incoming Coffee465 m
St James Kitchen468 m
Costa469 m

Nearby restaurants

Dessert Delicacy438 m
Chow & Cha441 m
Supperclub445 m
Koli's466 m

Nearby pubs

The Coppermill121 m
True Craft466 m
St James Bar470 m
Untraditional Pub526 m

Nearby gyms

Douglas Eyre Sports Centre188 m
Dench Fitness588 m
F45 Training907 m
Yonder The Studio1.1 km

Nearby health

St James Medical Practice323 m
Jan Dental and Aesthetic Clinic916 m
Food hygiene (5-star)37% of 49

Business

Local businesses registered here

Active businesses
3
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

EHHS PRO LIMITED
FOREST 3 LIMITED
TJ HOME SOLUTIONS LTD

Investment

Investment grade, yield and market outlook

50

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

51

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,201m
Crossrail 2 route1,682m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,889 nationally

1,700

Est. population

19,733/km²

70%

Employed

55%

Degree educated

£41,300

Median income

4.7%

Claimant rate

Inner cityVery high densityYoung professionals

50

Community stability

Age profile

24%
22%
30%
14%
Under 1824%
18–3422%
35–4930%
50–6414%
65+9%

Tenure

27%
40%
24%
Own outright27%
Own (mortgage)40%
Private rent24%
Social rent9%
Shared ownership1%

Ethnicity

46%
17%
16%
White British46%
White Other17%
Asian16%
Black10%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine16%
No car household40%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent24%
Social rent9%

vs. London

Income vs London-1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
2
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)
4
Largest scheme
142 homes · PART LOW HALL DEPOT SITE (NORTH & SOUTH), PART LOW HALL DEPOT SITE (NORTH & SOUTH), SOUTH ACCESS ROAD, E17
Pipeline pressure
NONE

Named schemes (500m)

1 - 3,4-6, 5, 8-10, 89, 89a, 89b, 89c and 89d, 1 - 3,4-6, 5, 8-10, 89, 89a, 89b, 89c and 89d, Grange Road, Walthamstow, E17 8AH39 homes
completed
FORMER GARAGES AT, FORMER GARAGES AT, SOUTHCOTE ROAD, NEWMAN ROAD, E1723 homes
completed
Car Park, 24, Car Park, 24, Stephenson Road, Walthamstow, E1717 homes
completed
GARAGE SITE, GARAGE SITE, LEUCHA ROAD, E1716 homes
completed
Land Adjacent 7, Land Adjacent 7, Elmfield Road, Walthamstow, E17 7HU5 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
25.6%
Ward turnout
33%
Election year
2022
MP
Ms Stella Creasy (Labour (Co-op))
MP majority
17,996
Constituency
Walthamstow

Councillors

Catherine Diana DeakinLabour and Co-operative Party
Katy Marcia Ena ThompsonLabour and Co-operative Party
Sebastian SalekLabour and Co-operative Party

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Key facts for E17 7HU

Full postcodeE17 7HU
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardSt James
Latitude51.579355
Longitude-0.039599
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