St James · Waltham Forest · Walthamstow constituency · 51.57841, -0.03053

E17 8BD— St James, Waltham Forest

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

The practical family move

 

Schools 80%Safety 67/100Transport 48/100Low yield 3.36%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
67
Schools
48
Transport
48
Environment
69
Investment
58

The bottom line

E17 8BD offers exceptional schools (80% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 46 min to city — above average for this zone.

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Location

E17 8BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E17 8BD

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

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“The practical family move”

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How E17 8BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

48

Education score

Fair for families
★ Top school within 1km
—

Primary

South Grove Primary School

Not yet inspected · 1 min walk

KS2: 108.7

—

Secondary

Kelmscott School

Not yet inspected · 4 min walk

P8: -0.31A8: 44.6

80% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Above London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 0 min walk

10 primaries · 1 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

85

Road safety score

7

Accidents (5yr)

2

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.3km

Crime is +74% above London average

Property

Prices, sales volume and market trends

Avg floor area65.6 m²

EPC breakdown

C
7%
D
15%
E
2%

Based on 24 properties · Confidence: medium

Street mix

Semi 3%Terraced 27%Flat 71%

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£164,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1997–2022 · CAGR

+7.8%

Total change

+561%

Market Activity

Price Velocity & Acceleration

Current Velocity

+69.7%

per year

Acceleration

+119.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £200k–£250k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached3%
Terraced24.2%
Flat/maisonette72.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£70k£72k+2.9%1.5
Post-dot-com plateau2001–2003£73k£123k+69.7%2
Pre-crash peak2005–2007£133k£180k+35.3%2
GFC & correction2008–2010£144k£110k-23.6%2.3
Help-to-Buy recovery2013–2013£122k£122k+0%1
Brexit uncertainty2017–2019£395k£538k+36.1%1.3
Pandemic surge2021–2021£273k£273k+0%2
Rate-rise correction2022–2022£463k£463k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Weakest performer

Flat/maisonette

-1% alpha

Terraced-0.9% α
Local
13.3%
District
14.2%
Flat/maisonette-1% α
Local
6.8%
District
7.8%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Walthamstow Central Underground StationVictoria line
10.7 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
7 min walk
Walthamstow Central Underground StationVictoria
11 min walk
Walthamstow Central Rail StationWeaver
11 min walk
No bus stops within 400m

52

Walkability score

109

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 park295m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
457m
🅿️
Sainsbury's Car Park
522m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.9 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.6 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

5 min walk

71%

Recommend GP

71%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

36

Restaurants (800m)

22

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

5

Convenience

Nearest supermarketAsda · 637 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

0

Libraries (1km)

1

Cinemas (2km)

952m

Post office

Nearby shops

Markhouse Food & Wine131 m
Brewery Express209 m
Beaten by a Whisker227 m
Gather Fine Foods285 m

Nearby cafes

Enjoy Sandwich & Cafe Bar168 m
Jimmy's Cafe178 m
The Curious Goat235 m
Incoming Coffee274 m

Nearby restaurants

China Express152 m
Merlie's Fried Chicken158 m
Sea Breeze205 m
Yuki Sushi205 m

Nearby pubs

Untraditional Pub271 m
St James Bar291 m
True Craft352 m
The Chequers625 m

Nearby gyms

Dench Fitness173 m
Walthamstow Leisure Centre297 m
Douglas Eyre Sports Centre772 m
The Gym Group860 m

Nearby pharmacies

Boots671 m
Anji's Pharmacy952 m
Waterman Pharmacy1.1 km

Nearby health

St James Medical Practice382 m
Leabridge Road Dental Surgery960 m
Food hygiene (5-star)33% of 129

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

CIPHER CODE SOLUTIONS LTD
HM RETAIL FLOW LTD
IRONSIDE FREEMAN LTD
IVBD LTD
MAC EXPERT LTD

+1 more

Investment

Investment grade, yield and market outlook

58

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 score25/100
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

44.6

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,383m
Crossrail 2 route2,272m

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)
7
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
12
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
ST. MICHAEL TOWER & DYKE COURT, 2-4, ST. MICHAEL TOWER & DYKE COURT, 2-4, GOSPORT ROAD, E17118 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

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 8BD

Full postcodeE17 8BD
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardSt James
Latitude51.578412
Longitude-0.030532
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