High Street · Waltham Forest · Walthamstow constituency · 51.58070, -0.03271

E17 7PJ— High Street, Waltham Forest

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

The practical family move

 

Schools 100%Safety 67/100Transport 55/100Low yield 3.36%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
67
Schools
60
Transport
55
Environment
61
Investment
59

The bottom line

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

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

E17 7PJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+7.9% vs London avg
vs London crime+74.0% vs London avg

Deep-dive guides for E17 7PJ

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

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Postcode Personality

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“The practical family move”

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How E17 7PJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

South Grove Primary School

Not yet inspected · 4 min walk

KS2: 108.7

—

Secondary

Kelmscott School

Not yet inspected · 8 min walk

P8: -0.31A8: 44.6

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

113.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 2026.7%

+67% vs borough

Crime by type

Other25%
Violence & sexual offences22%
Anti-social behaviour21%
Theft11%
Vehicle crime6%
Burglary6%
Robbery5%
Drug offences4%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

97

Road safety score

3

Accidents (5yr)

2

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

5

Incidents (1yr)

17

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.0km

Crime is +74% above London average

Property

Prices, sales volume and market trends

Avg floor area44.6 m²

EPC breakdown

B
2%
C
62%
D
30%
E
7%
F
1%

Based on 102 properties · Confidence: high

Street mix

Semi 9%Terraced 27%Flat 30%Other 33%

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£111,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2007 · CAGR

+9.8%

Total change

+180%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.0%

per year

Acceleration

-23.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached14.3%
Terraced42.9%
Flat/maisonette42.9%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£54k£117k+118.7%2.4
Post-dot-com plateau2004–2004£300k£300k+0%1
Pre-crash peak2006–2007£250k£150k-40%4

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4.7% alpha

Weakest performer

Terraced

+2.6% alpha

Flat/maisonette+4.7% α
Local
16.7%
District
12%
Terraced+2.6% α
Local
16.7%
District
14.1%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

77out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing30
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Blackhorse RoadSuffragette line
10.7 min walk
St James Street (London)

Nearby stations

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

53

Walkability score

102

Footpaths (500m)

0

Santander docks (800m)

2.3 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

14

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)26
Nearest car park161m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
161m
🅿️
Sainsbury's Car Park
444m

Connectivity

Broadband and mobile coverage

87%

Full fibre

87%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed436 Mbps
Median download428 Mbps
Superfast coverage87%
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
NoiseHIGH
road
Noisier 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 AONB8% green spaceTree canopy: 16%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.3 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

2 min walk

71%

Recommend GP

71%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

38

Restaurants (800m)

23

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

5

Convenience

Nearest supermarketAsda · 602 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)

1.2km

Post office

Nearby shops

Gather Fine Foods11 m
Beaten by a Whisker93 m
Brewery Express114 m
Rio Market231 m

Nearby cafes

Long & Short20 m
Milk#240 m
St James Kitchen44 m
Incoming Coffee51 m

Nearby restaurants

Down Town4 m
Subway9 m
Hot n Juicy Shrimp LDN13 m
Corno Rosso18 m

Nearby pubs

Untraditional Pub33 m
St James Bar33 m
True Craft60 m
The Chequers522 m

Nearby gyms

Dench Fitness138 m
Douglas Eyre Sports Centre574 m
Walthamstow Leisure Centre592 m
The Gym Group817 m

Nearby pharmacies

Boots652 m
Waterman Pharmacy907 m

Nearby health

St James Medical Practice178 m
Food hygiene (5-star)33% of 133

Business

Local businesses registered here

Active businesses
31
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
23
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ALMAIDA INTERNATIONAL LTD
ARONA ST JAMES LTD
ATS & GROUP LTD
BHANDRA SOLUTIONS LTD
BORROWED LIGHT FLORAL STUDIO LTD

+15 more

Investment

Investment grade, yield and market outlook

59

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

42.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,541m
Crossrail 2 route2,024m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,380 nationally

2,820

Est. population

15,222/km²

67%

Employed

50%

Degree educated

£45,300

Median income

6.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

34

Community stability

Age profile

22%
31%
26%
15%
Under 1822%
18–3431%
35–4926%
50–6415%
65+6%

Tenure

23%
35%
29%
Own outright9%
Own (mortgage)23%
Private rent35%
Social rent29%
Shared ownership4%
Rent free0%

Ethnicity

31%
22%
19%
15%
White British31%
White Other22%
Asian19%
Black15%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine20%
No car household61%
Unemployed7%
No qualifications15%

Housing tenure (Census 2021)

Private rent35%
Social rent29%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
11
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
15
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)

Land at 60, Land at 60, South Grove, 68-75 Brunner Road and Alpha Business Centre, Walthamstow, E17 7NX518 homes
completed
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

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

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Key facts for E17 7PJ

Full postcodeE17 7PJ
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigh Street
Latitude51.580697
Longitude-0.032714
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