St James · Waltham Forest · Walthamstow constituency · 51.57293, -0.02876

E17 8EU— St James, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 67%Safety 80/100Transport 28/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

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

Liveability
57
Safety
80
Schools
100
Transport
28
Environment
71
Investment
37

The bottom line

E17 8EU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 49 min to city — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E17 8EU scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E17 8EU meets your needs.

Location

E17 8EU

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 8EU

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E17 8EU with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How E17 8EU 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 · 2 min walk

KS2: 111.4

—

Secondary

Kelmscott School

Not yet inspected · 4 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 · 7 min walk

9 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.4km

Crime is 0% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,040/m²
Price per ft²£468/ft²
Avg floor area98.6 m²

EPC breakdown

B
1%
C
2%
D
8%
E
2%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 6%Terraced 69%Detached 19%Other 6%

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£246,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, limited 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

1998–2025 · CAGR

+6.8%

Total change

+492%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.2%

per year

Acceleration

+42.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 15 sales

Property Type Mix

Total: 15 sales

Detached20%
Semi-detached6.7%
Terraced73.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£85k£131k+55%1.5
Pre-crash peak2007–2007£290k£290k+0%2
GFC & correction2010–2012£250k£244k-2.4%1.3
Help-to-Buy recovery2013–2013£270k£270k+0%2
Brexit uncertainty2018–2018£449k£449k+0%1
Pandemic surge2020–2021£610k£438k-28.2%1
Current market2025–2025£500k£500k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.7% alpha

Terraced-1.7% α
Local
5.5%
District
7.2%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
15.3 min walk
St James Street (London)

Nearby stations

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

39

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge56 min ↑
Victoria53 min ↑
Waterloo61 min ↑
Canary Wharf52 min ↑
City ★49 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

15

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)26
Nearest car park107m
Santander docks (800m)0
Nearest cycle dock1.7 km

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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.5 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

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

SEYMOUR MEDICAL CENTRE

266 LEA BRIDGE ROAD, LEYTON, E10 7LD

5 min walk

68%

Recommend GP

68%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

Nearest hospitalWhipps Cross University Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

17

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: La Transilvania (363 m)

Nearest supermarketKGN Wholesale & Retail · 411 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)

375m

Post office

Nearby shops

Shakti News & Wine259 m
Cansin Supermarket362 m
Junction Market372 m
Cakes & Tarts373 m

Nearby cafes

Fastline390 m
Jimmy's Cafe446 m
Enjoy Sandwich & Cafe Bar454 m
Paga Cafe641 m

Nearby restaurants

Shaks Coffeehouse243 m
Bodrum Restaurant362 m
Berliner362 m
Crave367 m

Nearby pubs

La Transilvania363 m
Hare and Hounds460 m
Patchworks475 m
Blondies Brewery478 m

Nearby gyms

Walthamstow Leisure Centre340 m
Dench Fitness794 m

Nearby pharmacies

Anji's Pharmacy377 m
MS Chemist581 m

Nearby health

Leabridge Road Dental Surgery490 m
Ivy Dentistry and Aesthetics738 m
St James Medical Practice928 m
Food hygiene (5-star)28% of 85

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

T1ALV LIMITED

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

40.5

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route9,907m
Crossrail 2 route2,712m

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)
8
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
6
Borough approval rate
82%
Opportunity area
Lee Valley
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
15
Largest scheme
142 homes · PART LOW HALL DEPOT SITE (NORTH & SOUTH), PART LOW HALL DEPOT SITE (NORTH & SOUTH), SOUTH ACCESS ROAD, E17
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
330 - 332, 330 - 332, Lea Bridge Road, Leyton, E10 7LA19 homes
completed
246 - 250, 246 - 250, Queens Road, Walthamstow, E17 8PL6 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

Live in E17 8EU? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E17 8EU.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

Similar postcodes

Frequently asked questions

📍 Track E17 8EU

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E17 8EU

Full postcodeE17 8EU
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardSt James
Latitude51.572933
Longitude-0.028763
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