High Street · Waltham Forest · Walthamstow constituency · 51.58358, -0.02524

E17 7JS— High Street, Waltham Forest

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

The practical family move

 

Schools 75%Safety 39/100Transport 50/100Yield 4.77%⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Investment-grade — strong yield and growth signals

Liveability
56
Safety
39
Schools
45
Transport
50
Environment
59
Investment
65

The bottom line

E17 7JS offers fast broadband at £365,000 median — strong value for Most buyers who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E17 7JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-29.8% vs London avg
vs London income+7.9% vs London avg
vs London crime+333.0% vs London avg

Deep-dive guides for E17 7JS

🛡️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🎓 Good Schools⚠️ High crime💰 Value Find🍕 Buzzing

“The practical family move”

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How E17 7JS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

Mission Grove Primary School

Not yet inspected · 4 min walk

KS2: 102.3

—

Secondary

Kelmscott School

Not yet inspected · 11 min walk

P8: -0.31A8: 44.6

75% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 9 min walk

8 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

High crime

281.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 305.4%

+315% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other38%
Violence & sexual offences16%
Theft16%
Anti-social behaviour10%
Drug offences6%
Vehicle crime6%
Robbery4%
Burglary3%

Stop & search

4.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 731m

Crime is +333% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£365,000

Median sale price

Bottom 25% — 30% below London median

£365,000 is 30% below the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)5
New build0.0%
Avg flat£365,000
Price per m²£4,638/m²
Price per ft²£431/ft²
Avg floor area76.6 m²

EPC breakdown

B
4%
C
4%
D
16%
E
8%
F
2%

Based on 34 properties · Confidence: high

Street mix

Semi 8%Terraced 8%Flat 54%Other 31%

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

Stamp duty

Standard buyer£5,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.1×

Price-to-income

£1,826/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£191,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+4.2%

Total change

+204%

Market Activity

Price Velocity & Acceleration

Current Velocity

+143.3%

per year

Acceleration

+152.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £300k–£350k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached11.1%
Terraced11.1%
Flat/maisonette77.8%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£120k£120k+0%1
Post-dot-com plateau2001–2002£310k£166k-46.5%1
GFC & correction2008–2008£150k£150k+0%1
Current market2025–2025£365k£365k+0%5

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 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Walthamstow Central Underground StationVictoria line
4.5 min walk
Walthamstow Queens Road

Nearby stations

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

65

Walkability score

99

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria45 min ↑
Waterloo52 min ↑
Canary Wharf55 min ↑
City ★44 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

11

Car parks (800m)

3

EV chargers (800m)

Nearest car park169m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Sainsbury's Car Park
169m
🅿️
Mission Grove Car Park· yes
622m

Connectivity

Broadband and mobile coverage

38%

Full fibre

38%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed206 Mbps
Median download27 Mbps
Superfast coverage38%
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: 7.6 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 40%
Less green space than 95% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.8 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

QUEENS ROAD MEDICAL CENTRE

48 QUEENS ROAD, WALTHAMSTOW, E17 8PX

7 min walk

78%

Recommend GP

78%

Overall GP experience

6

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

59

Restaurants (800m)

36

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

4

Convenience

Nearest supermarketAsda · 87 m
2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

1

Cinemas (2km)

414m

Post office

Nearby shops

Polski Shop87 m
Jamaican Fresh Groceries111 m
Amies Afro Caribbean120 m
Fresh Nan Bakery122 m

Nearby cafes

Coffee Beans Market27 m
First Stop Cafe34 m
Pop-in Cafe38 m
Market Cafe70 m

Nearby restaurants

Mega Bite88 m
Greggs88 m
Carne97 m
Choy House98 m

Nearby pubs

The Chequers99 m
Drift Cocktail Bar109 m
The Goose424 m
Ye Olde Rose and Crown573 m

Nearby gyms

The Gym Group211 m
Dench Fitness579 m
Walthamstow Leisure Centre879 m

Nearby pharmacies

Boots122 m
Waterman Pharmacy686 m

Nearby health

St James Medical Practice782 m
Food hygiene (5-star)37% of 224

Business

Local businesses registered here

Active businesses
20
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

2020 CAFE BAR LTD
ARGENTI LTD
CAMILLA NAILS & SPA LTD
E JEWELLERY LIMITED
E17 BARBERS LTD

+15 more

Investment

Investment grade, yield and market outlook

65

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months5

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

57.5

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,063m
Crossrail 2 route2,420m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,211 nationally

2,908

Est. population

14,889/km²

69%

Employed

52%

Degree educated

£45,300

Median income

8.1%

Claimant rate

Inner cityHigh densityRenters

33

Community stability

Age profile

21%
29%
28%
14%
Under 1821%
18–3429%
35–4928%
50–6414%
65+7%

Tenure

16%
23%
43%
13%
Own outright16%
Own (mortgage)23%
Private rent43%
Social rent13%
Shared ownership5%
Rent free0%

Ethnicity

28%
22%
27%
White British28%
White Other22%
Asian27%
Black10%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household62%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent43%
Social rent13%

vs. London

Income vs London+7.9%
Price vs London-29.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
13
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
14
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)

ST. MICHAEL TOWER & DYKE COURT, 2-4, ST. MICHAEL TOWER & DYKE COURT, 2-4, GOSPORT ROAD, E17118 homes
completed
Land Adjacent to South of Walthamstow Central Station, Land Adjacent to South of Walthamstow Central Station, Hoe Street, Selborne Road, Walthamstow, E1779 homes
completed
17, 17, SYLVAN ROAD, E17 7QR75 homes
completed
4-8, 4-8, WESTBURY ROAD, E1759 homes
completed
Car park rear of 86-96, Car park rear of 86-96, High Street, Cranbrook Mews, Walthamstow, E17 7LD14 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£365,000)

£5,750

Standard buyer

£0

First-time buyer

Save £5,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 7JS

Full postcodeE17 7JS
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigh Street
Latitude51.583584
Longitude-0.025242
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