E17 9PG has a high crime rate (52.6 incidents per 1,000 residents). Crime levels are stable. It is in the Waltham Forest borough.

What are property prices in E17 9PG?

The median property price in E17 9PG is £828k. Prices changed -51.6% in the past year. For a detailed breakdown by property type and price history, see the property section on LondonIQ.

How good is transport in E17 9PG?

E17 9PG has a PTAL (Public Transport Accessibility Level) of 4, on a scale of 1a (lowest) to 6b (highest). The nearest tube station is Walthamstow Central Underground Station, approximately 5.3 minutes away. There are 0 bus routes serving the area.

What are the schools like near E17 9PG?

The nearest primary school to E17 9PG is Emmanuel Community School rated Requires Improvement by Ofsted. The nearest secondary school is Walthamstow School for Girls (Ofsted: Not yet inspected). LondonIQ shows Ofsted ratings and exam scores for all nearby schools.

What is the liveability score for E17 9PG?

E17 9PG has a liveability score of 78/100, placing it in the top 8% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

E17 9PG Postcode — Crime Rate, Schools & House Prices

Deep-dive guides for E17 9PG

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

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At a glance

📍E17 9PG is in Hoe Street, Waltham Forest — one of London's safer postcodes (safety score 89/100).
🏠Property prices average £828k (median). Crime is broadly in line with the London average.
👤Best for: Families, Young professionals

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Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£827,500

Median sale price

-51.6%

This year

Flat

Dominant type

Price history

5-year change

+65.5%

Sales (24 months)6

New build0.0%

Avg semi-detached£1,172,000

Avg terraced£1,077,500

Avg flat£550,000

Price per m²£10,344/m²

Avg floor area80 m²

EPC breakdown

20%

44%

12%

Based on 86 properties · Confidence: high

Street mix

Semi 22%Terraced 27%Detached 1%Flat 51%

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

Stamp duty

Standard buyer£28,875

First-time buyerFTB

£28,875

Additional propertyBTL/2nd

£53,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%

5-year fixed4.32%

SVR7.25%

Bank of England (monthly average)

Affordability

18.3×

Price-to-income

£4,140/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr

Heat pump suitableYes

EPC upgrade costMedium

Rebuild cost estimate£200,000

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)

Heating fuelmains gas (not community)

GlazingFully double glazed

Council tax band Band CAnnual charge £1,714

Price growth potentialModerate

Stamp Duty & Affordability Calculator

Stamp duty on median price (£827,500)

£28,875

Standard buyer

£28,875

First-time buyer

Affordability check — your annual salary

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Investment

Rental yield, rent and gentrification

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.10%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent£1,450

Gross yield2.10% (low)

Gentrification score51/100

Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

Moderate

Price growth potential

Medium

Development pressure

High

New supply risk

Safety

29 May

Crime rates and local incidents

HIGH CRIME

52.6 incidents per 1,000 residents

↑ Rising 168.6%

+29% vs borough

Crime by type

Other25

Violence & sexual offences21

Anti-social behaviour18

Vehicle crime14

Robbery5

Drug offences4

Theft4

Burglary3

Road safety

100

Road safety score

Accidents (5yr)

Crime is 119% below London average

Transport

1 May

Public transport accessibility and links

PTAL 4

Good

🚇

Walthamstow Central Underground StationVictoria line

5.3 min walk

🚂

Walthamstow Central→ Liverpool Street· 4 tph

19 min

Nearby stations

🚇

Walthamstow Central Rail StationWeaver

6 min walk

🚂

Walthamstow CentralNational Rail

6 min walk

🚇

Walthamstow Central Underground StationVictoria

6 min walk

🚇

Walthamstow Queens Road Rail StationSuffragette

8 min walk

🚇

Wood Street Rail StationWeaver

14 min walk

🚌No bus stops within 400m

Walkability score

108

Footpaths (500m)

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

61 min

London Bridge

56 min

Victoria

57 min

Waterloo

55 min

Canary Wharf

46 min

City ★

Source: TfL Journey Planner (sector-level)

Location

Schools

18 Apr

Nearest schools and Ofsted ratings

Education score

Good for families

★ Top school within 1km

★

Primary

Emmanuel Community School

Requires Improvement · 10 min walk

KS2: 103.4

—

Secondary

Walthamstow School for Girls

Not yet inspected · 7 min walk

P8: +0.46A8: 56.3

80% of local schools rated Good or Outstanding

Childcare

Church Hill Nursery School

Not inspected · 6 min walk

5 primaries · 1 secondaries · 1 childcare — within 1km

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW

Low

Surface waterMEDIUM

Medium

Air qualityLOW

NO₂: 24.0 µg/m³ · PM2.5: 8.0 µg/m³

NoiseLOW

none

Radon riskLOW

0.5% of local properties affected

ULEZ zone · £12.50/dayCCZ: 7.7 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.5 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

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Health

GP, dental and hospital access

GROVE SURGERY

103-105 GROVE ROAD, WALTHAMSTOW, E17 9BU

4 min walk

56%

Recommend GP

56%

Overall GP experience

GPs within 1km

Dentists within 1km

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.2 km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.7 km

A&E 4hr targetNHS target: 95%74.5%

Demographics

22 Apr

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Rank: 18,842 nationally

1,788

Est. population

13,859/km²

71%

Employed

59%

Degree educated

£45,200

Median income

5.3%

Claimant rate

Inner cityHigh densityYoung professionals

Community stability

Age profile

Under 1821%

18–3426%

35–4928%

50–6416%

65+9%

Tenure

Own outright17%

Own (mortgage)32%

Private rent33%

Social rent19%

Shared ownership0%

Ethnicity

White British52%

White Other17%

Asian12%

Black9%

Mixed7%

Other4%

Employment & lifestyle

Managerial / professional49%

Routine / semi-routine13%

No car household47%

Unemployed4%

No qualifications10%

Housing tenure (Census 2021)

Private rent 33%Social rent 18%

vs. London

Income vs London+7.6%

Price vs London+59.1%

Politics

Local councillors and MP

Ward majorityLabour and Co-operative Party

Ward majority vote15.6%

Ward turnout41%

Election year2026

MPMs Stella Creasy (Labour (Co-op))

MP majority17,996

ConstituencyWalthamstow

Councillors

Andrew James DixonLabour and Co-operative Party

Miriam Rose MirwitchLabour and Co-operative Party

Ahsan KhanLabour and Co-operative Party

Amenities

Shops, restaurants, parks and more

Parks (1km)

Restaurants (800m)

Cafes (800m)

Pubs (400m)

Pharmacies (800m)

Gyms (1km)

Sports (1km)

Convenience

Nearest supermarketLidl · 665 m

1 sports halls

Libraries (1km)

Cinemas (2km)

484m

Post office

Nearby shops

Express Supermarket216 m

European Market274 m

Station Food and Wine302 m

Tesco Express467 m

Nearby cafes

Hucks210 m

The Village Bakery269 m

The Deli274 m

Chaiiwala308 m

Nearby restaurants

Beer + Burger Store214 m

One for the Table227 m

Gunes257 m

New Quattro277 m

Nearby pubs

Queens Arms288 m

The Castle290 m

The Village Public House376 m

The Goose451 m

Nearby gyms

The Gym Group674 m

Raw Gym755 m

Leyton Gym763 m

Leyton Leisure Centre847 m

Nearby pharmacies

Boots673 m

MS Chemist962 m

Nearby health

Comely Bank Health Clinic464 m

Addison Road Medical Practice467 m

Key 2 Smile547 m

The Bailey Practice695 m

Food hygiene (5-star)43% of 212

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Compare Waltham Forest with nearby boroughs:

Waltham Forest vs Newham Waltham Forest vs Redbridge Waltham Forest vs Hackney Waltham Forest vs Enfield

Frequently asked questions

Trusted official data sources

Office for

National Statistics

LONDONDATASTORE

Ofsted

HM LAND

REGISTRY

Environment

Agency

DATA.POLICE.UK

GOV.UK

Transport

for London

NHS

Digital

Companies

House

Royal

Mail

Food Standards

Agency

Ofcom

Met

Office

Ordnance

Survey

E17 9PG

At a glance

📍 Track E17 9PG

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Frequently asked questions

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