Hoe Street · Waltham Forest · Walthamstow constituency · 51.58862, -0.01968

E17 4RU— Hoe Street, Waltham Forest

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

The family fortress

 

Schools 67%Safety 76/100Transport 40/100Low yield 3.36%

Best for: Families

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

Liveability
62
Safety
76
Schools
90
Transport
40
Environment
65
Investment
49

The bottom line

E17 4RU 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 4RU

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

Deep-dive guides for E17 4RU

🛡️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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E17 4RU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Greenleaf Primary School

Good · Inspected Jul 2022 · 5 min walk

KS2: 108.9

—

Secondary

Walthamstow School for Girls

Not yet inspected · 7 min walk

P8: +0.46A8: 56.3

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 7 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 647m

Crime is 15% below London average

Property

Prices, sales volume and market trends

Avg floor area44.4 m²

EPC breakdown

C
4%
D
1%

Based on 5 properties · Confidence: low

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£111,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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

Nearby stations

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

58

Walkability score

149

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)

2

EV chargers (800m)

Nearest car park39m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Bedford Road Car Park· yes
264m
🅿️
Town Hall Car Park· yes
446m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.3 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
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

9

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 914 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

120

Parks (1km)

50

Restaurants (800m)

32

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketLidl · 524 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

279m

Post office

Nearby shops

Lightning Food and Wine326 m
Ikiukas LT343 m
Kos Inter Continental Mini Market349 m
Millenium Food & Wine490 m

Nearby cafes

Forest Cafe60 m
Cafe Aroma71 m
Le Delice102 m
Craftworks142 m

Nearby restaurants

Pinar Kebab49 m
Jimmy's Pizza & Grill54 m
Little Franco75 m
Season Pizza79 m

Nearby pubs

Ye Olde Rose and Crown107 m
The Bell263 m
Arubar Lounge265 m
The Goose584 m

Nearby gyms

The Gym Group521 m
Forest YMCA552 m
Waltham Forest Feel Good Centre699 m

Nearby pharmacies

Boots708 m
Waterman Pharmacy760 m
Food hygiene (5-star)44% of 191

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

49

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 score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

42.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,739m
Crossrail 2 route2,753m

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%

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)
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)
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
6-10, 6-10, Church Hill, Walthamstow, E1751 homes
completed
1, 1, Hoe Street, Walthamstow, E17 4SD18 homes
completed
Units E & F, Units E & F, Tower Mews, Walthamstow, E1714 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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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 4RU

Full postcodeE17 4RU
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHoe Street
Latitude51.588616
Longitude-0.019683
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