St James · Waltham Forest · Walthamstow constituency · 51.57962, -0.04167

E17 7HW— St James, Waltham Forest

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

The family fortress

 

Schools 100%Safety 81/100Transport 37/100Low yield 3.36%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
60
Safety
81
Schools
60
Transport
37
Environment
85
Investment
49

The bottom line

E17 7HW 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 7HW

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 7HW

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E17 7HW 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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 10 min walk

6 primaries · 1 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)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.4km

Crime is 6% below London average

Property

Prices, sales volume and market trends

Avg floor area90.9 m²

EPC breakdown

D
7%

Based on 7 properties · Confidence: low

Street mix

Semi 33%Terraced 67%

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£227,250
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)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2015 · CAGR

+10.6%

Total change

+576%

Market Activity

Price Velocity & Acceleration

Current Velocity

+58.3%

per year

Acceleration

+62.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £450k–£500k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached33.3%
Terraced66.7%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£70k£129k+82.9%1.5
GFC & correction2009–2010£312k£300k-3.8%1
Help-to-Buy recovery2015–2015£475k£475k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
9.6 min walk
Blackhorse Road

Nearby stations

St James Street (London) Rail StationWeaver
8 min walk
Blackhorse Road Rail StationSuffragette
10 min walk
Blackhorse RoadNational Rail
10 min walk
Blackhorse Road Underground StationVictoria
10 min walk
Walthamstow Queens Road Rail StationSuffragette
16 min walk
No bus stops within 400m

9

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

2.5 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

6

Car parks (800m)

3

EV chargers (800m)

Nearest car park90m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
602m

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: 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: 6.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 0.9 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

2

GPs within 1km

1

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 926 m
1 tennis courts1 swimming pools1 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)

1.9km

Post office

Nearby shops

Londis198 m
Gather Fine Foods636 m
Umit Supermarket671 m
Beaten by a Whisker710 m

Nearby cafes

Mooboo578 m
Costa592 m
Incoming Coffee601 m
St James Kitchen604 m

Nearby restaurants

Dessert Delicacy549 m
Chow & Cha550 m
Supperclub577 m
Band Of Burgers604 m

Nearby pubs

The Coppermill37 m
True Craft592 m
St James Bar604 m
Untraditional Pub660 m

Nearby gyms

Douglas Eyre Sports Centre140 m
Dench Fitness729 m
F45 Training836 m
Yonder Climbing1.1 km

Nearby health

St James Medical Practice455 m
Jan Dental and Aesthetic Clinic860 m
Food hygiene (5-star)50% of 8

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

49

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 score15/100
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

39.7

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,170m
Crossrail 2 route1,549m

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
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
3
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
40 homes · DOUGLAS EYRE PLAYING FIELDS, DOUGLAS EYRE PLAYING FIELDS, COPPERMILL LANE, E17 7HE
Pipeline pressure
NONE

Named schemes (500m)

DOUGLAS EYRE PLAYING FIELDS, DOUGLAS EYRE PLAYING FIELDS, COPPERMILL LANE, E17 7HE40 homes
completed
FORMER GARAGES AT, FORMER GARAGES AT, SOUTHCOTE ROAD, NEWMAN ROAD, E1723 homes
completed
Land Adjacent 7, Land Adjacent 7, Elmfield Road, Walthamstow, E17 7HU5 homes
completed
108, 108, Edward Road, Walthamstow, E17 6NX4 homes
completed
29, 29, Haroldstone Road, Walthamstow, E17 7AN3 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 7HW

Full postcodeE17 7HW
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardSt James
Latitude51.579624
Longitude-0.041666
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