St James · Waltham Forest · Walthamstow constituency · 51.57834, -0.03495

E17 8AR— St James, Waltham Forest

Location and area intelligence for E17 8AR, St James, Waltham Forest

The family fortress

 

Schools 100%Safety 86/100Transport 43/100Low yield 2.80%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
68
Safety
86
Schools
60
Transport
43
Environment
83
Investment
36

The bottom line

E17 8AR offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £622,176 median — strong value for Families 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 8AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+19.6% vs London avg
vs London income+7.9% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for E17 8AR

🛡️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 8AR 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 · 3 min walk

KS2: 108.6

—

Secondary

Kelmscott School

Not yet inspected · 7 min walk

P8: -0.31A8: 44.6

100% of local schools rated Good or Outstanding · based on 13 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

32.6 incidents per 1,000 residents

Better than 77% of London
→ Stable

-52% vs borough

Crime by type

Other29%
Anti-social behaviour28%
Violence & sexual offences28%
Vehicle crime7%
Theft3%
Drug offences2%
Robbery2%
Burglary1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.3km

Crime is 50% below 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.

£622,176

Median sale price

Above London median by 20%

£622,176 is 20% above the London median (£520,000)

-23.2%

This year

Terraced

Dominant type

Price history

5-year change
-8.5%
Sales (24 months)5
New build0.0%
Avg semi-detached£629,838
Avg terraced£618,500
Price per m²£8,374/m²
Price per ft²£778/ft²
Avg floor area76.8 m²

EPC breakdown

B
1%
C
25%
D
35%
E
3%

Based on 64 properties · Confidence: high

Street mix

Semi 6%Terraced 89%Flat 4%Other 1%

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£18,609
First-time buyerFTB
£9,859
Additional propertyBTL/2nd
£37,274

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

13.7×

Price-to-income

£3,112/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£192,000
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, 100 mm loft insulation
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

1995–2025 · CAGR

+8.3%

Total change

+992%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.7%

per year

Acceleration

-33.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 94 sales

Property Type Mix

Total: 94 sales

Semi-detached5.3%
Terraced90.4%
Flat/maisonette4.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£99k+72.8%3.7
Post-dot-com plateau2001–2004£120k£183k+52.5%6
Pre-crash peak2005–2007£197k£242k+22.7%2.7
GFC & correction2008–2012£265k£270k+1.9%3
Help-to-Buy recovery2013–2016£250k£595k+137.9%2.2
Brexit uncertainty2017–2019£548k£537k-2%2
Pandemic surge2020–2021£588k£680k+15.6%3
Rate-rise correction2022–2023£798k£600k-24.8%2
Current market2024–2025£721k£622k-13.6%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
9.5%
District
9%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
12.4 min walk
St James Street (London)

Nearby stations

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

42

Walkability score

70

Footpaths (500m)

0

Santander docks (800m)

2.2 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria51 min ↑
Waterloo58 min ↑
Canary Wharf55 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

16

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)26
Nearest car park211m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
410m
🅿️
Sainsbury's Car Park
721m

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 waterLOW
Low
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.7 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 70%
More green space than 97% of London

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

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 · 2.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

33

Restaurants (800m)

21

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 1.1 km
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)

1.1km

Post office

Nearby shops

Gather Fine Foods300 m
Beaten by a Whisker329 m
Brewery Express332 m
Markhouse Food & Wine357 m

Nearby cafes

Incoming Coffee254 m
St James Kitchen260 m
Long & Short294 m
Milk#2329 m

Nearby restaurants

Supperclub181 m
Sea Breeze217 m
Blackstar Bar & Grill222 m
St James Treats223 m

Nearby pubs

St James Bar273 m
Untraditional Pub312 m
True Craft315 m
The Coppermill462 m

Nearby gyms

Dench Fitness316 m
Douglas Eyre Sports Centre500 m
Walthamstow Leisure Centre505 m

Nearby health

St James Medical Practice213 m
Food hygiene (5-star)35% of 108

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

8 & 8A CLACTON ROAD FREEHOLD LIMITED
ANTON SHORT EDITING LTD
GURDIP THE PSYCHOLOGIST LIMITED
INNINK LIMITED
JUNCANARIUMARCEL LTD

+4 more

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

63.2

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,237m
Crossrail 2 route2,012m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,424 nationally

2,668

Est. population

30,000/km²

73%

Employed

51%

Degree educated

£45,300

Median income

5.6%

Claimant rate

Inner cityVery high densityEstablished mixed

39

Community stability

Age profile

30%
19%
33%
Under 1830%
18–3419%
35–4933%
50–6411%
65+7%

Tenure

20%
30%
37%
Own outright20%
Own (mortgage)30%
Private rent37%
Social rent12%
Shared ownership2%
Rent free0%

Ethnicity

30%
27%
19%
White British30%
White Other27%
Asian19%
Black12%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine21%
No car household47%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent37%
Social rent12%

vs. London

Income vs London+7.9%
Price vs London+19.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
8
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)

PART LOW HALL DEPOT SITE (NORTH & SOUTH), PART LOW HALL DEPOT SITE (NORTH & SOUTH), SOUTH ACCESS ROAD, E17142 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
The Pump House Museum, 10, The Pump House Museum, 10, South Access Road, Walthamstow, E17 8AX21 homes
completed
Car Park, 24, Car Park, 24, Stephenson Road, Walthamstow, E1717 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£622,176)

£18,609

Standard buyer

£9,859

First-time buyer

Save £8,750

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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Key facts for E17 8AR

Full postcodeE17 8AR
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardSt James
Latitude51.578342
Longitude-0.034952
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