St James · Waltham Forest · Walthamstow constituency · 51.57784, -0.03279

E17 8AZ— St James, Waltham Forest

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 43/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
71
Safety
86
Schools
60
Transport
43
Environment
78
Investment
48

The bottom line

E17 8AZ 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: 46 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E17 8AZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E17 8AZ

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

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“The family fortress”

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How E17 8AZ 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 · 3 min walk

KS2: 108.7

—

Secondary

Kelmscott School

Not yet inspected · 5 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 · 2 min walk

10 primaries · 1 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 · 1.4km

Crime is 50% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,732/m²
Price per ft²£532/ft²
Avg floor area69.7 m²

EPC breakdown

C
18%
D
41%
E
8%
F
1%
G
1%

Based on 69 properties · Confidence: high

Street mix

Semi 2%Terraced 56%Flat 41%Other 2%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£174,250
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 CAnnual charge £1,714
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.6%

Total change

+493%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.1%

per year

Acceleration

+27.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £125k–£150k · 102 sales

Property Type Mix

Total: 102 sales

Semi-detached2%
Terraced59.8%
Flat/maisonette38.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£64k£93k+46.5%4.8
Post-dot-com plateau2001–2004£114k£162k+41.8%5.5
Pre-crash peak2005–2007£181k£198k+9.1%6.3
GFC & correction2010–2012£250k£215k-14%3.3
Help-to-Buy recovery2014–2016£227k£565k+149.4%3
Brexit uncertainty2017–2019£436k£563k+29.2%2.3
Pandemic surge2020–2021£325k£409k+25.9%3.5
Rate-rise correction2022–2023£675k£674k-0.1%1.5
Current market2024–2025£419k£377k-10.1%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Weakest performer

Terraced

-2.1% alpha

Flat/maisonette+0.3% α
Local
7.3%
District
7%
Terraced-2.1% α
Local
6.2%
District
8.3%

CAGR over 24yr 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
13.8 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
9 min walk
Walthamstow Central Underground StationVictoria
13 min walk
Walthamstow Central Rail StationWeaver
13 min walk
No bus stops within 400m

49

Walkability score

97

Footpaths (500m)

0

Santander docks (800m)

2.1 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

17

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)26
Nearest car park323m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
465m
🅿️
Sainsbury's Car Park
660m

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: 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: 6.8 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 43%
More green space than 91% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.5 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

4 min walk

71%

Recommend GP

71%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.3 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

73

Parks (1km)

34

Restaurants (800m)

21

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

4

Convenience

Nearest supermarketAsda · 789 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)

974m

Post office

Nearby shops

Markhouse Food & Wine197 m
Brewery Express287 m
Beaten by a Whisker295 m
Gather Fine Foods309 m

Nearby cafes

Enjoy Sandwich & Cafe Bar215 m
Jimmy's Cafe237 m
Incoming Coffee274 m
St James Kitchen280 m

Nearby restaurants

Supperclub185 m
Sea Breeze205 m
Merlie's Fried Chicken209 m
Blackstar Bar & Grill215 m

Nearby pubs

St James Bar296 m
Untraditional Pub309 m
True Craft355 m
The Coppermill621 m

Nearby gyms

Dench Fitness257 m
Walthamstow Leisure Centre349 m
Douglas Eyre Sports Centre657 m

Nearby pharmacies

Boots827 m
Anji's Pharmacy975 m

Nearby health

St James Medical Practice316 m
Ivy Dentistry and Aesthetics1.2 km
Food hygiene (5-star)35% of 113

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

AC EDUCATION ADVISORY LTD
ICE CHAIR HIRE LIMITED
MARKHOUSE AVENUE NO 26 LIMITED
PARLON FILM COMPANY LTD
RICK LIMENTANI CONSULTING LTD

+3 more

Investment

Investment grade, yield and market outlook

48

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months3

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

25/100

Velocity score

Future outlook

68.7

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,254m
Crossrail 2 route2,169m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
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)
0
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)

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
PART LOW HALL DEPOT SITE (NORTH & SOUTH), PART LOW HALL DEPOT SITE (NORTH & SOUTH), SOUTH ACCESS ROAD, E17142 homes
completed
, 74 - 75 Brunner Road, Walthamstow, London, E17 7NW, South Grove Site C 74-79, Brunner Road, E17 7NW83 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 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 8AZ

Full postcodeE17 8AZ
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardSt James
Latitude51.577839
Longitude-0.032794
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