St. James
Strong on transport, with higher house prices
St. James at a glance
- House prices
- £525,000
- Higher prices90th percentile
- Schools
- 74th percentile
- Middle
- Transport
- 82nd percentile
- Strong
- Crime rate
- 89.7 per 1,000 residents
- Middle31st percentile
- Flood risk
- 23.1% of the area in flood zones
- More flood-zone land86th percentile
Underlying data dates vary by measure.
How to read these figuresIs St. James a good place to live?
St. James may be a good fit for people who value stronger transport access. House prices appear higher than many neighbourhoods nationally and more of the area is in a flood zone than most neighbourhoods in England, so those factors are worth checking against your priorities.
You can also compare nearby neighbourhoods in Waltham Forest below.
Best fit and trade-offs
May suit
- Movers who value stronger transport access
Watch out for
- House prices appear higher than many neighbourhoods nationally
- More of the area is in river or sea flood zones than most neighbourhoods in England; check the flood map for the specific property
Crime rate in St. James
Crime rate
- Crime rate
- 89.7 per 1,000 residents
- Percentile
- 31st percentile nationally
Recorded crime is relatively higher; higher percentiles indicate lower crime.
Recorded crimes and anti-social behaviour per 1,000 residents over the 12 months to June 2026. Higher crime percentiles indicate lower recorded crime. Busy centres can show high rates because crimes are counted where they happen but divided by the people who live there.
House prices in St. James
House prices
- Median sale price
- £525,000
- Percentile
- 90th percentile nationally
House prices appear higher than many neighbourhoods nationally.
Median of 113 standard sales over the 12 months to June 2026, from HM Land Registry. Lower price percentiles indicate lower prices nationally. This is an area figure, not a valuation of a particular home.
Schools in St. James
Schools
74th percentile nationally
Higher percentiles indicate stronger schools indicators nationally.
Flood risk in St. James
Flood risk
23.1% of the area in flood zones 2 or 3
Land in Environment Agency river and sea flood zones 2 or 3. Zone 3, the higher-probability zone, covers 15% of the area. That is the 86th percentile among neighbourhoods in England, where higher means more flood-zone land. Surface water is not included, and this is not an address-level assessment: check the flood map for the specific property.
Transport in St. James
Transport
82nd percentile nationally
Higher percentiles indicate stronger transport indicators nationally.
What the full report adds
This public guide covers headline signals for crime, house prices, schools, flood risk and transport. The full report adds deeper lifestyle, health, green space, family and local life data, plus tools to compare and shortlist neighbourhoods.
FAQs
Is St. James a good place to live?
St. James may be a good fit for people who value stronger transport access. House prices appear higher than many neighbourhoods nationally and more of the area is in a flood zone than most neighbourhoods in England, so those factors are worth checking against your priorities.
Is St. James safe?
St. James ranks in the 31st percentile for crime data; in this dataset, a higher percentile indicates lower crime.
What are house prices like in St. James?
The median sale price was £525,000 in the 12 months to June 2026. House prices are in the 90th percentile nationally; lower percentiles indicate lower prices.
How are schools in St. James?
Schools rank in the 74th percentile nationally for this public profile.
What neighbourhoods are near St. James?
Nearby public profiles include Leytonstone in Waltham Forest and Hatch Lane & Highams Park North in Waltham Forest.
