Hoe Street · Waltham Forest · Walthamstow constituency · 51.58858, -0.01277

E17 3BX— Hoe Street, Waltham Forest

Location and area intelligence for E17 3BX, Hoe Street, Waltham Forest

Strong, well-rated schools nearby

 

Schools 80%Safety 74/100Transport 33/100Low yield 3.36%

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
55
Safety
74
Schools
64
Transport
33
Environment
62
Investment
43

The bottom line

E17 3BX offers exceptional schools (80% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E17 3BX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-16.7% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for E17 3BX

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How E17 3BX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
★

Primary

Emmanuel Community School

Requires Improvement · Inspected Apr 2024 · 2 min walk

KS2: 103.4

—

Secondary

Walthamstow School for Girls

Not yet inspected · 5 min walk

P8: +0.46A8: 56.3

80% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Above London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 6 min walk

7 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

72.3 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 268.8%

+7% vs borough

Crime by type

Other25%
Anti-social behaviour24%
Violence & sexual offences17%
Vehicle crime12%
Drug offences9%
Burglary7%
Theft4%
Robbery2%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

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 · 1.1km

Crime is +11% above London average

Property

Prices, sales volume and market trends

Avg floor area67.6 m²

EPC breakdown

C
7%
D
9%
E
1%

Based on 17 properties · Confidence: medium

Street mix

Flat 100%

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£169,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2015 · CAGR

+8.1%

Total change

+222%

Market Activity

Price Velocity & Acceleration

Current Velocity

+67.0%

per year

Acceleration

+73.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £125k–£150k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£87k£87k+0%2
Post-dot-com plateau2001–2004£81k£140k+73.4%2.7
Pre-crash peak2006–2007£180k£180k+0%1
GFC & correction2012–2012£168k£168k+0%1
Help-to-Buy recovery2015–2015£281k£281k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
8.1%
District
9.3%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
9.3 min walk
Walthamstow Central→ Liverpool Street· 4 tph
19 min

Nearby stations

Wood Street Rail StationWeaver
9 min walk
Walthamstow Central Underground StationVictoria
10 min walk
Walthamstow Central Rail StationWeaver
10 min walk
Walthamstow CentralNational Rail
10 min walk
Walthamstow Queens Road Rail StationSuffragette
14 min walk
No bus stops within 400m

44

Walkability score

129

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★44 min
Waterloo51 min ↑
Canary Wharf52 min ↑
City44 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)

3

EV chargers (800m)

Nearest car park116m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Town Hall Car Park· yes
320m
🅿️
Bedford Road Car Park· yes
536m
🅿️
Brandon Road Carpark
703m

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 waterLOW
Low
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 86% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.5 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.6 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 yield847.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NELFT COMMUNITY DIABETES SERVICE

36A HURST ROAD, WALTHAMSTOW, E17 3BL

2 min walk

12

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 475 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

142

Parks (1km)

20

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Arubar Lounge (293 m)

Nearest supermarketMetro Food Centre · 619 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

1

Cinemas (2km)

274m

Post office

Nearby shops

Bilge Food and Wine419 m
Forest Road Supermarket558 m
Ikiukas LT572 m
Food & Wine573 m

Nearby cafes

Darling's at Town Hall250 m
Coffee & Cream251 m
Amore253 m
Enjoy Cafe282 m

Nearby restaurants

Greedy's352 m
Tabaq Chicken & Pizza380 m
Has Kebab381 m
Shun Lung388 m

Nearby pubs

Arubar Lounge293 m
The Bell346 m
The William Morris453 m
The Nag's Head516 m

Nearby gyms

Forest YMCA138 m
Waltham Forest Feel Good Centre540 m
The Gym Group823 m
Wadham Lodge Sports Ground1.1 km

Nearby pharmacies

Well Pharmacy665 m

Nearby health

Jane Atkinson Health and Wellbeing Centre475 m
The Bailey Practice650 m
Addison Road Medical Practice668 m
Comely Bank Health Clinic680 m
Food hygiene (5-star)54% of 89

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

JD INVESTORS LIMITED
PATEL CREATIVE LTD
SHAPESHIFTER PRODUCTIONS LTD
YUKTI LTD

Investment

Investment grade, yield and market outlook

43

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

16.3

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,967m
Crossrail 2 route3,232m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,283 nationally

1,632

Est. population

22,617/km²

50%

Employed

32%

Degree educated

£35,000

Median income

26.8%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

35

Community stability

Age profile

28%
28%
24%
15%
Under 1828%
18–3428%
35–4924%
50–6415%
65+6%

Tenure

25%
56%
Own outright5%
Own (mortgage)12%
Private rent25%
Social rent56%
Shared ownership1%
Rent free1%

Ethnicity

17%
14%
17%
34%
White British18%
White Other14%
Asian17%
Black34%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine26%
No car household62%
Unemployed13%
No qualifications20%

Housing tenure (Census 2021)

Social rent56%
Private rent25%

vs. London

Income vs London-16.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
26
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
19
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
2
Under construction
2
Completed (3yr)
8
Largest scheme
51 homes · 6-10, 6-10, Church Hill, Walthamstow, E17
Pipeline pressure
LOW

Named schemes (500m)

The Clockworks, 656, The Clockworks, 656, Forest Road, Walthamstow, E17 3ED50 homes
completed
544-558, 544-558, Forest Road, Walthamstow, E17 3ED47 homes
completed
EX COLLISONS PRECISION SCREW CO., 312, EX COLLISONS PRECISION SCREW CO., 312, FOREST ROAD, E17 5JH40 homes
completed
Garages R/O Kimm House, Adjacent Poplar and Astins Houses, Garages R/O Kimm House, Adjacent Poplar and Astins Houses, The Drive, Walthamstow, E1729 homes
completed
Clockworks, 656, Clockworks, 656, Forest Road, Walthamstow, E17 3ED20 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
15.6%
Ward turnout
41%
Election year
2026
MP
Ms Stella Creasy (Labour (Co-op))
MP majority
17,996
Constituency
Walthamstow

Councillors

Andrew James DixonLabour and Co-operative Party
Miriam Rose MirwitchLabour and Co-operative Party
Ahsan KhanLabour and Co-operative Party

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Key facts for E17 3BX

Full postcodeE17 3BX
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHoe Street
Latitude51.588580
Longitude-0.012769
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