St James · Waltham Forest · Walthamstow constituency · 51.57426, -0.03002

E17 8ER— St James, Waltham Forest

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

The family fortress

 

Schools 75%Safety 80/100Transport 32/100Low yield 3.36%⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
61
Safety
80
Schools
100
Transport
32
Environment
73
Investment
47

The bottom line

E17 8ER offers exceptional schools (100% Good/Outstanding), 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 9 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E17 8ER

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-1.7% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for E17 8ER

🛡️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 8ER has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Saviour's Church of England Primary School

Outstanding · Inspected Sept 2019 · 0 min walk

KS2: 111.4

—

Secondary

Kelmscott School

Not yet inspected · 2 min walk

P8: -0.31A8: 44.6

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.3 incidents per 1,000 residents

Better than 50% of London
→ Stable

-4% vs borough

Crime by type

Other29%
Violence & sexual offences27%
Anti-social behaviour15%
Vehicle crime10%
Theft6%
Burglary6%
Drug offences5%
Robbery3%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

15

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.7km

Crime is 0% below London average

Property

Prices, sales volume and market trends

Avg floor area89.5 m²

EPC breakdown

C
1%
D
8%
E
3%
F
1%

Based on 13 properties · Confidence: medium

Street mix

Terraced 100%

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£223,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+8.9%

Total change

+739%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.3%

per year

Acceleration

+38.92

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 12 sales

Property Type Mix

Total: 12 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£80k£95k+18.9%1
Post-dot-com plateau2001–2004£152k£181k+19.1%1.2
Help-to-Buy recovery2013–2014£330k£480k+45.5%1
Pandemic surge2020–2021£582k£520k-10.7%1
Rate-rise correction2022–2022£667k£667k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Walthamstow Central Underground StationVictoria line
14.4 min walk
St James Street (London)

Nearby stations

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

38

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

1.8 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)

8

EV chargers (800m)

Total spaces (800m)26
Nearest car park63m
Santander docks (800m)0
Nearest cycle dock1.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed469 Mbps
Median download438 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 waterMEDIUM
Medium
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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.5 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 37%
More green space than 77% of London

Nearest SSSI: Walthamstow Marshes 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

SEYMOUR MEDICAL CENTRE

266 LEA BRIDGE ROAD, LEYTON, E10 7LD

7 min walk

68%

Recommend GP

68%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

Nearest hospitalWhipps Cross University Hospital · 2.3 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

63

Parks (1km)

29

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

2

Convenience

No pubs within 400m — nearest: La Transilvania (534 m)

Nearest supermarketKGN Wholesale & Retail · 568 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)

541m

Post office

Nearby shops

Shakti News & Wine103 m
Markhouse Food & Wine335 m
Rodi Supermarket414 m
Cansin Supermarket534 m

Nearby cafes

Jimmy's Cafe294 m
Enjoy Sandwich & Cafe Bar297 m
Fastline552 m
The Curious Goat698 m

Nearby restaurants

Shaks Coffeehouse91 m
Yuki Sushi266 m
Merlie's Fried Chicken308 m
China Express321 m

Nearby pubs

La Transilvania534 m
Hare and Hounds614 m
Patchworks646 m
Blondies Brewery647 m

Nearby gyms

Walthamstow Leisure Centre212 m
Dench Fitness634 m

Nearby pharmacies

Anji's Pharmacy543 m
MS Chemist703 m
Boots1.0 km

Nearby health

Leabridge Road Dental Surgery628 m
St James Medical Practice757 m
Ivy Dentistry and Aesthetics836 m
Food hygiene (5-star)36% of 104

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

EARLY EDUCATION CENTRE LTD
LED PAVING LIMITED
RIX PRODUCTIONS LIMITED
SI TATE FITNESS LTD
TATE WELLNESS LIMITED

+1 more

Investment

Investment grade, yield and market outlook

47

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

34.8

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route9,994m
Crossrail 2 route2,553m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,494 nationally

1,931

Est. population

11,393/km²

67%

Employed

48%

Degree educated

£41,300

Median income

6.7%

Claimant rate

SuburbanHigh densityEstablished mixed

43

Community stability

Age profile

25%
24%
31%
15%
Under 1825%
18–3424%
35–4931%
50–6415%
65+6%

Tenure

15%
33%
27%
22%
Own outright15%
Own (mortgage)33%
Private rent27%
Social rent22%
Shared ownership3%

Ethnicity

35%
19%
16%
18%
White British35%
White Other19%
Asian16%
Black18%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household44%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent27%
Social rent22%

vs. London

Income vs London-1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
7
Borough approval rate
82%
Opportunity area
Lee Valley
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
9
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
16
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)

69 & 71, 69 & 71, Flempton Road, Leyton, E10 7NH81 homes
completed
VACANT SITE ON INDUSTRIAL LAND ADJACENT, VACANT SITE ON INDUSTRIAL LAND ADJACENT, HEYBRIDGE WAY, E1054 homes
completed
Francis House, 102, Francis House, 102, Beaconsfield Road, E17 8LU30 homes
completed
246 - 250, 246 - 250, Queens Road, Walthamstow, E17 8PL6 homes
completed
93a Markhouse Road, Walthamstow, London, E17 8DH, 93a, MARKHOUSE ROAD, E17 8DH6 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 8ER

Full postcodeE17 8ER
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardSt James
Latitude51.574258
Longitude-0.030019
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