St James · Waltham Forest · Walthamstow constituency · 51.57982, -0.03841

E17 7JF— St James, Waltham Forest

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

The family fortress

 

Schools 100%Safety 81/100Transport 42/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
81
Schools
60
Transport
42
Environment
85
Investment
39

The bottom line

E17 7JF 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 catches: 46 min to city — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E17 7JF

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 7JF

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E17 7JF 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 · 2 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 · 7 min walk

8 primaries · 2 secondaries · 1 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.3km

Crime is 6% below London average

Property

1 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,920/m²
Price per ft²£457/ft²
Avg floor area87.2 m²

EPC breakdown

C
3%
D
10%
E
4%
F
2%

Based on 19 properties · Confidence: medium

Street mix

Terraced 97%Other 3%

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£218,000
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+8.7%

Total change

+1022%

Market Activity

Price Velocity & Acceleration

Current Velocity

-36.6%

per year

Acceleration

-59.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 32 sales

Property Type Mix

Total: 32 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£50k£91k+82%1.8
Post-dot-com plateau2002–2004£142k£225k+58.7%2
Pre-crash peak2006–2006£214k£214k+0%4
GFC & correction2008–2010£285k£250k-12.3%1
Help-to-Buy recovery2014–2015£360k£433k+20.1%1
Pandemic surge2020–2021£540k£720k+33.3%3.5
Rate-rise correction2023–2023£885k£885k+0%1
Current market2024–2024£561k£561k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Terraced-0.5% α
Local
8.3%
District
8.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
St James Street (London)

Nearby stations

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

29

Walkability score

27

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

8

Car parks (800m)

4

EV chargers (800m)

Nearest car park207m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
396m

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

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.1 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

3 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

79

Parks (1km)

26

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 911 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

Londis90 m
Gather Fine Foods411 m
Beaten by a Whisker484 m
Brewery Express498 m

Nearby cafes

Mooboo362 m
Costa372 m
Incoming Coffee374 m
St James Kitchen377 m

Nearby restaurants

Dessert Delicacy341 m
Chow & Cha344 m
Koli's378 m
Band Of Burgers379 m

Nearby pubs

The Coppermill193 m
True Craft370 m
St James Bar378 m
Untraditional Pub434 m

Nearby gyms

Douglas Eyre Sports Centre210 m
Dench Fitness503 m
Walthamstow Leisure Centre795 m
F45 Training893 m

Nearby health

St James Medical Practice229 m
Jan Dental and Aesthetic Clinic892 m
Food hygiene (5-star)40% of 73

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

E

High street health

Registered businesses

AJ SOCIAL MEDIA LTD
DEAGS LIMITED

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

66.9

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,283m
Crossrail 2 route1,722m

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)
5
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)
1
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
Blackhorse Service Station, 57, Blackhorse Service Station, 57, Blackhorse Road, Walthamstow, E17 7AS20 homes
completed
Car Park, 24, Car Park, 24, Stephenson Road, Walthamstow, E1717 homes
completed
GARAGE SITE, GARAGE SITE, LEUCHA ROAD, E1716 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 7JF

Full postcodeE17 7JF
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardSt James
Latitude51.579821
Longitude-0.038410
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