St James · Waltham Forest · Walthamstow constituency · 51.57478, -0.03334

E17 8SL— St James, Waltham Forest

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

The family fortress

 

Schools 75%Safety 80/100Transport 38/100Low yield 3.36%⚠ Knotweed sites nearby

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
64
Safety
80
Schools
45
Transport
38
Environment
81
Investment
51

The bottom line

E17 8SL offers low crime, fast broadband and a green environment — 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 8SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
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 8SL

🛡️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 8SL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

Barn Croft Primary School

Not yet inspected · Inspected Jul 2025 · 3 min walk

KS2: 108.6

—

Secondary

Kelmscott School

Not yet inspected · 4 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 · 5 min walk

8 primaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.7km

Crime is 0% below London average

Property

Prices, sales volume and market trends

Avg floor area70.5 m²

EPC breakdown

C
3%
D
1%

Based on 4 properties · Confidence: low

Street mix

Semi 40%Terraced 60%

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£176,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 150 mm loft insulation
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

2002–2022 · CAGR

+3.2%

Total change

+88%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.5%

per year

Acceleration

-120.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached40%
Terraced60%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£170k£98k-42.6%1
Pre-crash peak2006–2006£205k£205k+0%1
Brexit uncertainty2019–2019£408k£408k+0%1
Rate-rise correction2022–2022£320k£320k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
17.3 min walk
St James Street (London)

Nearby stations

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

32

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

1.9 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

18

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)26
Nearest car park245m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Mission Grove Car Park· yes
800m

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: 6.5 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.3 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

8 min walk

71%

Recommend GP

71%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

Nearest hospitalWhipps Cross University Hospital · 2.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

71

Parks (1km)

29

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: St James Bar (636 m)

Nearest supermarketKGN Wholesale & Retail · 789 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)

750m

Post office

Nearby shops

Shakti News & Wine252 m
Markhouse Food & Wine356 m
Rodi Supermarket550 m
Brewery Express624 m

Nearby cafes

Enjoy Sandwich & Cafe Bar330 m
Jimmy's Cafe344 m
Incoming Coffee614 m
St James Kitchen620 m

Nearby restaurants

Supperclub237 m
Shaks Coffeehouse257 m
Yuki Sushi326 m
Merlie's Fried Chicken337 m

Nearby pubs

St James Bar636 m
Untraditional Pub651 m
Neckstamper Brewing687 m
True Craft693 m

Nearby gyms

Walthamstow Leisure Centre346 m
Dench Fitness591 m
Douglas Eyre Sports Centre855 m

Nearby pharmacies

Anji's Pharmacy753 m

Nearby health

St James Medical Practice622 m
Ivy Dentistry and Aesthetics847 m
Food hygiene (5-star)42% of 84

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

51

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 score22/100
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

39.1

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route9,935m
Crossrail 2 route2,336m

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

Inner cityHigh 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)
6
Planning apps (3 years)
9
Borough approval rate
82%
Historic landfill (400m)
1
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)
12
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)

PART LOW HALL DEPOT SITE (NORTH & SOUTH), PART LOW HALL DEPOT SITE (NORTH & SOUTH), SOUTH ACCESS ROAD, E17142 homes
completed
69 & 71, 69 & 71, Flempton Road, Leyton, E10 7NH81 homes
completed
The Pump House Museum, 10, The Pump House Museum, 10, South Access Road, Walthamstow, E17 8AX21 homes
completed
93a Markhouse Road, Walthamstow, London, E17 8DH, 93a, MARKHOUSE ROAD, E17 8DH6 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

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Key facts for E17 8SL

Full postcodeE17 8SL
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardSt James
Latitude51.574782
Longitude-0.033345
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