Hoe Street · Waltham Forest · Walthamstow constituency · 51.58789, -0.01945

E17 4RN— Hoe Street, Waltham Forest

Location and area intelligence for E17 4RN, Hoe Street, Waltham Forest

The family fortress

 

Schools 67%Safety 76/100Transport 41/100Low yield 2.39%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
76
Schools
56
Transport
41
Environment
65
Investment
29

The bottom line

E17 4RN offers low crime and fast broadband at £727,500 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E17 4RN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+39.9% vs London avg
vs London income+6.9% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for E17 4RN

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools🌳 Good Parks📈 Up & Coming🔒 Very Safe

“The family fortress”

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How E17 4RN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
★

Primary

Emmanuel Community School

Requires Improvement · Inspected Apr 2024 · 5 min walk

KS2: 103.4

—

Secondary

Walthamstow School for Girls

Not yet inspected · 6 min walk

P8: +0.46A8: 56.3

67% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 6 min walk

5 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

55.4 incidents per 1,000 residents

Better than 58% of London
↑ Rising 209.7%

-18% vs borough

Crime by type

Other24%
Violence & sexual offences20%
Anti-social behaviour17%
Vehicle crime10%
Theft9%
Burglary8%
Drug offences7%
Robbery4%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 683m

Crime is 15% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£727,500

Median sale price

Above London median by 40%

£727,500 is 40% above the London median (£520,000)

-26.9%

This year

Terraced

Dominant type

Price history

5-year change
+22.5%
Sales (24 months)5
New build0.0%
Avg semi-detached£852,500
Avg terraced£727,750
Avg flat£475,000
Price per m²£8,248/m²
Price per ft²£766/ft²
Avg floor area87.9 m²

EPC breakdown

B
3%
C
9%
D
16%
E
8%

Based on 36 properties · Confidence: high

Street mix

Semi 16%Terraced 61%Flat 21%Other 2%

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£23,875
First-time buyerFTB
£23,875
Additional propertyBTL/2nd
£45,700

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

16.2×

Price-to-income

£3,639/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£219,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.4%

Total change

+1133%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.8%

per year

Acceleration

+49.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached16.3%
Terraced62.8%
Flat/maisonette20.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£127k+114.4%1.2
Post-dot-com plateau2001–2004£126k£210k+66.7%2.2
Pre-crash peak2005–2006£222k£218k-1.6%2
GFC & correction2008–2011£200k£205k+2.5%1.7
Help-to-Buy recovery2013–2015£380k£488k+28.4%2
Brexit uncertainty2017–2019£654k£594k-9.1%2
Rate-rise correction2022–2022£543k£543k+0%1
Current market2024–2026£805k£728k-9.6%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
8%
District
7.4%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

60

Walkability score

153

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

8

Car parks (800m)

3

EV chargers (800m)

Nearest car park94m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Bedford Road Car Park· yes
344m
🅿️
Town Hall Car Park· yes
491m
🅿️
Sainsbury's Car Park
793m

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: 8.2 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 25%
More green space than 78% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.2 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

8

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 925 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

116

Parks (1km)

55

Restaurants (800m)

33

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketLidl · 456 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

314m

Post office

Nearby shops

Ikiukas LT262 m
Kos Inter Continental Mini Market268 m
Lightning Food and Wine391 m
Millenium Food & Wine494 m

Nearby cafes

Cafe Aroma102 m
Le Delice102 m
Forest Cafe103 m
Tassili117 m

Nearby restaurants

New Dragon Inn81 m
Jimmy's Pizza & Grill105 m
Dixie's Peri Peri Grill & Pizza107 m
Pinar Kebab114 m

Nearby pubs

Ye Olde Rose and Crown69 m
Arubar Lounge304 m
The Bell316 m
The Goose503 m

Nearby gyms

The Gym Group454 m
Forest YMCA560 m
Waltham Forest Feel Good Centre753 m

Nearby pharmacies

Boots644 m

Nearby health

Addison Road Medical Practice858 m
Comely Bank Health Clinic870 m
Food hygiene (5-star)42% of 204

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

COSMIC MIRROR MEDIA LTD
INVIEW AI LTD
INVIEW VR C.I.C.
JCCX LTD
LINKR LTD

+3 more

Investment

Investment grade, yield and market outlook

29

Investment score

Weak

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

Low gross yield (2.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score34/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
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

55.2

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,676m
Crossrail 2 route2,768m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,326 nationally

1,732

Est. population

23,571/km²

65%

Employed

55%

Degree educated

£44,900

Median income

6.2%

Claimant rate

Inner cityVery high densityYoung professionals

46

Community stability

Age profile

21%
23%
28%
19%
Under 1821%
18–3423%
35–4928%
50–6419%
65+9%

Tenure

21%
33%
24%
22%
Own outright21%
Own (mortgage)33%
Private rent24%
Social rent22%
Shared ownership1%
Rent free0%

Ethnicity

42%
19%
17%
White British42%
White Other19%
Asian17%
Black11%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine16%
No car household51%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent24%
Social rent22%

vs. London

Income vs London+6.9%
Price vs London+39.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
13
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
1
Planning apps (3 years)
20
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)
108
Largest scheme
121 homes · Former Arcade Site, Former Arcade Site, Hoe Street, Walthamstow, E17 4QG
Pipeline pressure
LOW

Named schemes (500m)

Former Arcade Site, Former Arcade Site, Hoe Street, Walthamstow, E17 4QG121 homes
completed
4-8, 4-8, WESTBURY ROAD, E1759 homes
completed
1-8, 1-8, Tower Mews, Walthamstow, E1758 homes
completed
6-10, 6-10, Church Hill, Walthamstow, E1751 homes
completed
1, 1, Hoe Street, Walthamstow, E17 4SD18 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£727,500)

£23,875

Standard buyer

£23,875

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.

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Key facts for E17 4RN

Full postcodeE17 4RN
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHoe Street
Latitude51.587893
Longitude-0.019454
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