St James · Waltham Forest · Walthamstow constituency · 51.57690, -0.03017

E17 8BG— St James, Waltham Forest

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

The family fortress

 

Schools 75%Safety 67/100Transport 46/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
67
Schools
45
Transport
46
Environment
74
Investment
48

The bottom line

E17 8BG offers low crime and fast broadband — 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.

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Location

E17 8BG

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+74.0% vs London avg

Deep-dive guides for E17 8BG

🛡️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🎓 Good Schools🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How E17 8BG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

South Grove Primary School

Not yet inspected · 2 min walk

KS2: 108.7

—

Secondary

Kelmscott School

Not yet inspected · 2 min walk

P8: -0.31A8: 44.6

75% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 2 min walk

8 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

100

Road safety score

0

Accidents (5yr)

8

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.4km

Crime is +74% above 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£10,649/m²
Price per ft²£989/ft²
Avg floor area50.1 m²

EPC breakdown

C
36%
D
26%
E
16%
F
2%
G
1%

Based on 81 properties · Confidence: high

Street mix

Semi 3%Terraced 48%Flat 45%Other 5%

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£125,250
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 BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.8%

Total change

+782%

Market Activity

Price Velocity & Acceleration

Current Velocity

+140.0%

per year

Acceleration

+171.85

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached2.8%
Terraced50%
Flat/maisonette47.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£75k+26.1%1.6
Post-dot-com plateau2001–2004£100k£215k+115%1.5
Pre-crash peak2005–2007£240k£90k-62.5%1.7
GFC & correction2008–2008£150k£150k+0%1
Help-to-Buy recovery2015–2016£188k£175k-6.7%3.5
Brexit uncertainty2017–2019£300k£620k+106.7%1
Pandemic surge2020–2021£321k£219k-31.9%1.5
Current market2024–2024£525k£525k+0%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+7.9% alpha

Weakest performer

Terraced

+1.1% alpha

Flat/maisonette+7.9% α
Local
11.3%
District
3.4%
Terraced+1.1% α
Local
17.4%
District
16.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
11.8 min walk
St James Street (London)

Nearby stations

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

44

Walkability score

81

Footpaths (500m)

0

Santander docks (800m)

2.0 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 park130m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
619m
🅿️
Sainsbury's Car Park
667m

Connectivity

Broadband and mobile coverage

98%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download453 Mbps
Superfast coverage98%
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 AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Walthamstow Marshes 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

6 min walk

71%

Recommend GP

71%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

Nearest hospitalWhipps Cross University Hospital · 2.2 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

55

Parks (1km)

34

Restaurants (800m)

21

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Untraditional Pub (437 m)

Nearest supermarketAsda · 763 m
2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

790m

Post office

Nearby shops

Markhouse Food & Wine41 m
Shakti News & Wine193 m
Rodi Supermarket259 m
Brewery Express379 m

Nearby cafes

Enjoy Sandwich & Cafe Bar8 m
Jimmy's Cafe31 m
The Curious Goat406 m
Incoming Coffee429 m

Nearby restaurants

Merlie's Fried Chicken16 m
China Express40 m
Yuki Sushi42 m
Shaks Coffeehouse209 m

Nearby pubs

Untraditional Pub437 m
St James Bar448 m
True Craft510 m
Drift Cocktail Bar752 m

Nearby gyms

Walthamstow Leisure Centre142 m
Dench Fitness343 m
The Gym Group979 m

Nearby pharmacies

Boots789 m
Anji's Pharmacy790 m
MS Chemist858 m

Nearby health

St James Medical Practice510 m
Leabridge Road Dental Surgery816 m
Ivy Dentistry and Aesthetics1.1 km
Food hygiene (5-star)32% of 122

Business

Local businesses registered here

Active businesses
32
New (last 12 months)
8
Dissolved (last 12 months)
0
Industry diversity
24
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

AAA QADRI ASSETS LTD
AAA QADRI INVESTMENTS LTD
AFAD LIMITED
ASHBURY 110 LIMITED
CROOKS INVESTMENTS LTD

+15 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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

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

12/100

Velocity score

Future outlook

57.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,246m
Crossrail 2 route2,379m

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)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
10
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)
10
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
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 8BG

Full postcodeE17 8BG
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardSt James
Latitude51.576895
Longitude-0.030165
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