St James · Waltham Forest · Walthamstow constituency · 51.58068, -0.03482

E17 7LJ— St James, Waltham Forest

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

The family fortress

 

Schools 100%Safety 78/100Transport 49/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
78
Schools
60
Transport
49
Environment
88
Investment
44

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

E17 7LJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+7.9% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for E17 7LJ

🛡️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 7LJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Barn Croft Primary School

Not yet inspected · Inspected Jul 2025 · 6 min walk

KS2: 108.6

—

Secondary

Willowfield School

Not yet inspected · 8 min walk

P8: +0.01A8: 48.9

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.9 incidents per 1,000 residents

Better than 64% of London
↑ Rising 1820.0%

from a low base — still below London average

-29% vs borough

Crime by type

Anti-social behaviour31%
Other26%
Violence & sexual offences23%
Drug offences6%
Theft5%
Vehicle crime3%
Burglary3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.1km

Crime is 26% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£7,895/m²
Price per ft²£733/ft²
Avg floor area57.2 m²

EPC breakdown

C
38%
D
31%
E
1%
F
5%

Based on 75 properties · Confidence: high

Street mix

Terraced 11%Flat 89%

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£143,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+7.1%

Total change

+631%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.6%

per year

Acceleration

+6.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 43 sales

Property Type Mix

Total: 43 sales

Terraced9.3%
Flat/maisonette90.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£60k£60k+0%1
Post-dot-com plateau2001–2004£122k£139k+13.9%2
Pre-crash peak2005–2007£166k£215k+29.7%3.5
GFC & correction2009–2012£186k£196k+5.5%2
Help-to-Buy recovery2013–2016£245k£456k+86%2.2
Brexit uncertainty2017–2019£450k£292k-35.1%1
Pandemic surge2020–2021£428k£430k+0.5%1.5
Rate-rise correction2022–2022£479k£479k+0%2
Current market2024–2026£498k£439k-11.9%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
5.3%
District
6.6%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
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
9.7 min walk
St James Street (London)

Nearby stations

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

47

Walkability score

99

Footpaths (500m)

0

Santander docks (800m)

2.4 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

8

Car parks (800m)

4

EV chargers (800m)

Nearest car park70m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
158m
🅿️
Sainsbury's Car Park
578m

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

1 min walk

71%

Recommend GP

71%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

61

Parks (1km)

33

Restaurants (800m)

22

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 893 m
3 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)

1.3km

Post office

Nearby shops

Gather Fine Foods153 m
Beaten by a Whisker234 m
Brewery Express253 m
Londis302 m

Nearby cafes

Mooboo104 m
Costa107 m
Incoming Coffee129 m
St James Kitchen129 m

Nearby restaurants

Dessert Delicacy109 m
Chow & Cha118 m
Bengal Curry House120 m
Band Of Burgers121 m

Nearby pubs

True Craft103 m
St James Bar123 m
Untraditional Pub177 m
The Coppermill453 m

Nearby gyms

Dench Fitness268 m
Douglas Eyre Sports Centre428 m
Walthamstow Leisure Centre671 m
Yonder The Studio1.1 km

Nearby pharmacies

Waterman Pharmacy943 m

Nearby health

St James Medical Practice53 m
Jan Dental and Aesthetic Clinic931 m
Food hygiene (5-star)33% of 111

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ZARB STRATEGY LTD

Investment

Investment grade, yield and market outlook

44

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

62

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,475m
Crossrail 2 route1,893m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,153 nationally

2,003

Est. population

29,803/km²

62%

Employed

44%

Degree educated

£45,300

Median income

6.9%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

39

Community stability

Age profile

22%
28%
24%
17%
Under 1822%
18–3428%
35–4924%
50–6417%
65+9%

Tenure

15%
21%
27%
34%
Own outright15%
Own (mortgage)21%
Private rent27%
Social rent34%
Shared ownership2%
Rent free0%

Ethnicity

30%
19%
23%
16%
White British30%
White Other19%
Asian23%
Black16%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine19%
No car household51%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent34%
Private rent27%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
9
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)
13
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
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
4-6, 4-6, MARKHOUSE ROAD, E1723 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 7LJ

Full postcodeE17 7LJ
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardSt James
Latitude51.580678
Longitude-0.034822
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