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St James

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About

St James ward sits in the northern part of the London Borough of Waltham Forest. It is primarily a residential area characterised by Victorian and Edwardian terraced housing, with some inter-war and modern developments. The ward is bordered by the Lea Valley and its associated waterways and parkland to the west, providing a distinct natural boundary. Its main thoroughfares include Lea Bridge Road and Markhouse Road, which host local shops and services catering to the community.

The area contains several notable green spaces, including the Spring Hill Recreation Ground and the larger Walthamstow Marshes, a Site of Special Scientific Interest. This marshland, with its network of waterways and grasslands, offers a specific, tranquil counterpoint to the built environment. The ward has strong transport links via Lea Bridge railway station, connecting residents to central London and Stratford. The local character is shaped by this mix of housing, waterways, and accessible open land.

Area overview

On average St James has moderate deprivation and high crime levels, with around 151 crimes per 1,000 residents per year. Approximately 19.1% of homes in this area are social housing provided by a local council or housing association. The average income per household in St James is £68,917 per year. There are 5 schools in St James: 3 primary (1 Outstanding and 1 Good) and 1 secondary (0 Outstanding and 1 Good). On average most houses in area has average public transport connectivity. St James is home to around 11,743 people, with a population density of about 3,779.1 per km2.

Crime rate
8/10
Crimes per 1k residents
151
Deprivation level
6/10
Income level
4/10
Social housing
19.1%
Connectivity
5/10

Area Profile

St James Population
11,743
Population density
3,779.1 per km²

Crime

Crime per 1,000 population

Violence and sexual offences
45.39(+46%)
Anti-social behaviour
44.28(+65%)
Shoplifting
21.37(+114%)
Theft from the person
19.5(+108%)
Other theft
18.56(+62%)
London average

Demographics

Ethnic groups

British
4,157
35.4%
Other White
2,200
18.73%
Pakistani
1,058
9.01%
African
656
5.59%
Caribbean
625
5.32%
Total population: 11,744

Economics

Education (age 16+)

Level 4 qualifications or above
5,138
54.1%
No qualifications
1,328
13.98%
Level 3 (A level)
1,203
12.67%
Level 2 (GCSEs 9-4)
716
7.54%
Level 1 (GCSEs 3-1)
641
6.75%
Total 16+ residents: 9,497

Housing

Housing tenure

Private landlord or letting agency
1,493
32.72%
Owns with a mortgage
1,375
30.13%
Owns outright
637
13.96%
Social rents from council
433
9.49%
Other social rented
401
8.79%
Total households: 4,563

Property prices in St James

Based on 116 recent sales, the median property price is £517,500 in St James area, with individual transactions ranging from £134,750 up to £1,025,000.

Price distribution per property type (last year)

Price distribution by property type for St James in the last year.

Median sale price and percentiles per property type (last year)

Median sale price, median price per square metre, sales count, and percentile information for each property type in St James over the last year.
TypeSalesMedianMedian £/m²
Flats72£443,110£7,418
Semi-Detached4£633,750£8,518
Terraced40£711,000£8,393

10 years median price trend in St James

Ten year median sale price trend for each property type in St James.

Frequently asked questions about St James

Is St James safe?

St James records about 151 crimes per 1,000 residents per year, which is a high crime rate for England — it scores 8 out of 10 on the Area360 crime scale, where 10 is the highest crime level.

What is the average house price in St James?

The median sale price in St James is £517,500 (about £7,876 per square metre) based on 116 registered sales — HM Land Registry data.

Are there good schools in St James?

St James has 3 primary schools (1 rated Outstanding, 1 Good) and 1 secondary school (1 Good). Ratings are from the latest Ofsted inspections.

How deprived is St James?

St James scores 6 out of 10 on the deprivation scale, where 10 is the most deprived. The typical neighbourhood in St James sits around rank 13,205 of 32,844 in England on the official Index of Multiple Deprivation (rank 1 is the most deprived).

What is the average household income in St James?

The average household income in St James is around £68,917 per year, and 19% of homes are social housing (ONS data).

All postcodes in St James

E178ES

Verulam Avenue

E177HW

Rensburg Villas

E178EU

Samantha Close

E177HP

Chester Road

E176NA

Cornwallis Road

E177HA

Coppermill Lane

E178DE

Springfield Road

E176RW

Vanguard Way

E176TG

Canal Walk

E177HJ

Elmfield Road

E177AU

Tenby Road

E177AQ

Southcote Road

E177AW

Haroldstone Road

E176ZR

St James

E176NU

Edward Road

E176LZ

Courtenay Road

E177LF

Frederic Street

E178BG

Markhouse Road

E178BP

Farm Cottages

E177AY

Oster Terrace

E176FD

St James

E176DZ

Green Ferry Way

E177BB

Manning Road

E178DB

Springfield Road

E177HY

York Road

E177JT

Stephenson Road

E176DW

St James

E178BQ

Markhouse Road

E176SZ

Collendale Road

E177HU

York Road

E176JJ

Forest Road

E178AX

South Access Road

E176ET

St James

E176ZS

St James

E178AQ

Lynmouth Road

E176ND

Blackhorse Road

E177HN

Rensburg Road

E178AD

Lynmouth Road

E177HB

Coppermill Lane

E178BF

Markhouse Passage

E178SE

Cockerell Road

E176DE

St James

E177AL

Hazelwood Road

E178AL

William Marshall Close

E176ST

St James

E178AP

Clacton Road

E176ZB

Champness Close

E176NS

Hawarden Road

E176SX

St James

E176DF

St James

E176NP

Lloyd Road

E178EW

Verulam Avenue

E178AG

Lynmouth Road

E176SY

Collendale Road

E177JB

Morland Road

E176NB

St James

E176AU

Green Ferry Way

E177HH

Elmfield Road

E177AJ

Hazelwood Road

E176BL

Frank Searle Passage

E178SF

Cockerell Road

E177AH

Blackhorse Road

E176LU

Edward Road

E176ZN

St James

E178AE

Lynmouth Road

E177HX

York Road

E177AP

Glenthorne Road

E176HW

Forest Road

E178RY

St James

E176NR

Lloyd Road

E178BE

Low Hall Lane

E178BX

Myrtle Road

E177PE

St James'S Street

E176TE

Sopwith Avenue

E178BD

Markhouse Road

E178BU

Jessie Cottages

E178AA

Station Road

E176ZF

Hoffmans Road

E178AS

Hartington Road

E178AT

Hartington Road

E178SL

Newton Close

E178BY

Downsfield Road

E177HS

Salop Road

E177LQ

Leucha Road

E177AN

Haroldstone Road

E178DD

Springfield Road

E177HQ

Waterside

E176ZG

Hoffmans Road

E176FH

St James

E176FB

St James

E178ET

Tudor Court

E178SB

Brunel Road

E178SA

Brunel Road

E177JD

Cassiobury Road

E178AN

Essex Road

E176LX

Courtenay Road

E177AX

Southcote Road

E176DL

St James

E178AZ

Markhouse Avenue

E178AU

Forster Road

Data Sources

All data is sourced from official UK government agencies and public datasets. Last updated: 01/07/2026. Read more about how our statistics are calculated.