Hoe Street · Waltham Forest · Walthamstow constituency · 51.58983, -0.01091

E17 3EE— Hoe Street, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 75%Safety 74/100Transport 35/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
54
Safety
74
Schools
90
Transport
35
Environment
63
Investment
35

The bottom line

E17 3EE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E17 3EE

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 3EE

🛡️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 3EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Our Lady and St George's Catholic Primary School

Not yet inspected · 3 min walk

KS2: 108.5

★★

Secondary

Holy Family Catholic School

Good · Inspected Mar 2023 · 3 min walk

P8: +0.04A8: 45.7

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 8 min walk

8 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.2km

Crime is +11% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E17 district median

£517,500

Based on 977 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£7,431/m²
Price per ft²£690/ft²
Avg floor area47.6 m²

EPC breakdown

C
25%
D
18%
E
2%

Based on 45 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£119,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1998–2025 · CAGR

+6.7%

Total change

+482%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.3%

per year

Acceleration

-28.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 40 sales

Property Type Mix

Total: 40 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£58k£77k+31.9%2
Post-dot-com plateau2001–2004£89k£150k+68.5%3.3
Pre-crash peak2005–2007£125k£162k+29.2%2.3
GFC & correction2010–2010£152k£152k+0%2
Help-to-Buy recovery2013–2015£143k£250k+75.4%2
Brexit uncertainty2017–2017£315k£315k+0%1
Pandemic surge2020–2020£335k£335k+0%1
Rate-rise correction2022–2023£322k£295k-8.2%2
Current market2024–2025£360k£338k-6.2%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
6.1%
District
6.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Walthamstow Central Underground StationVictoria line
11.5 min walk
Wood Street→ Liverpool Street· 4 tph
21 min

Nearby stations

Wood Street Rail StationWeaver
9 min walk
Wood StreetNational Rail
9 min walk
Walthamstow Central Underground StationVictoria
12 min walk
Walthamstow Central Rail StationWeaver
12 min walk
Walthamstow Queens Road Rail StationSuffragette
16 min walk
No bus stops within 400m

51

Walkability score

117

Footpaths (500m)

0

Santander docks (800m)

2.8 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)

4

EV chargers (800m)

Nearest car park186m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Town Hall Car Park· yes
305m
🅿️
Bedford Road Car Park· yes
607m
🅿️
Brandon Road Carpark
626m

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: 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: 8.7 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.8 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

4 min walk

11

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 295 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

143

Parks (1km)

23

Restaurants (800m)

19

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketMetro Food Centre · 469 m
3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

365m

Post office

Nearby shops

Bilge Food and Wine232 m
Forest Road Supermarket374 m
Food & Wine390 m
Welcome Food Centre439 m

Nearby cafes

Darling's at Town Hall171 m
Picnic Sandwich Bar252 m
Coffee & Cream319 m
Amore326 m

Nearby restaurants

Tropical Spice236 m
Planet Chicken & Pizza242 m
Welcome257 m
Greedy's338 m

Nearby pubs

The William Morris266 m
Arubar Lounge384 m
The Bell422 m
The Duke's Head488 m

Nearby gyms

Forest YMCA70 m
Waltham Forest Feel Good Centre431 m
Wadham Lodge Sports Ground902 m

Nearby pharmacies

Well Pharmacy592 m

Nearby health

Jane Atkinson Health and Wellbeing Centre295 m
Dr. Dital Practice600 m
The Bailey Practice712 m
Addison Road Medical Practice783 m
Food hygiene (5-star)45% of 97

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

AW WRITES LIMITED
WASHELLO LIMITED

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

43.7

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,150m
Crossrail 2 route3,365m

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)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
16
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)
3
Largest scheme
436 homes · Marlowe Road Estate, Marlowe Road Estate, Marlowe Road, 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
Warburton Terrace, Walthamstow, E17 4LG43 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

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 3EE

Full postcodeE17 3EE
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHoe Street
Latitude51.589826
Longitude-0.010910
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