Hoe Street · Waltham Forest · Walthamstow constituency · 51.58772, -0.01975

E17 4RW— Hoe Street, Waltham Forest

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

The family fortress

 

Schools 67%Safety 76/100Transport 41/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
62
Safety
76
Schools
90
Transport
41
Environment
65
Investment
40

The bottom line

E17 4RW 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 4RW

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 4RW

🛡️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 4RW 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 · 6 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)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 670m

Crime is 15% below 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£10,596/m²
Price per ft²£984/ft²
Avg floor area67.7 m²

EPC breakdown

C
13%
D
11%
E
4%

Based on 28 properties · Confidence: medium

Street mix

Semi 15%Terraced 20%Detached 20%Flat 46%

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£169,250
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)
Roof(another dwelling above)
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

1995–2025 · CAGR

+8.6%

Total change

+1083%

Market Activity

Price Velocity & Acceleration

Current Velocity

+91.3%

per year

Acceleration

+139.76

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £50k–£75k · 40 sales

Property Type Mix

Total: 40 sales

Detached20%
Semi-detached17.5%
Terraced22.5%
Flat/maisonette40%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£110k+69.2%1.4
Post-dot-com plateau2001–2004£103k£210k+104.4%3
Pre-crash peak2006–2007£181k£349k+92.8%1.5
GFC & correction2008–2011£260k£186k-28.3%1.5
Help-to-Buy recovery2013–2016£330k£518k+57%1.8
Brexit uncertainty2018–2019£528k£455k-13.8%1.5
Pandemic surge2020–2021£573k£608k+6.3%1
Rate-rise correction2023–2023£780k£780k+0%1
Current market2024–2025£402k£769k+91.3%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
6.8%
District
7.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing8
Trend Position10

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
6.2 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
9 min walk
St James Street (London) Rail StationWeaver
15 min walk
No bus stops within 400m

62

Walkability score

168

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 park119m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Bedford Road Car Park· yes
364m
🅿️
Town Hall Car Park· yes
519m
🅿️
Sainsbury's Car Park
764m

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 AONB21% green spaceTree canopy: 34%
More green space than 76% 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

5 min walk

8

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 951 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

114

Parks (1km)

59

Restaurants (800m)

34

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketLidl · 430 m
2 tennis courts2 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)

413m

Post office

Nearby shops

Ikiukas LT244 m
Kos Inter Continental Mini Market250 m
Lightning Food and Wine391 m
Millenium Food & Wine473 m

Nearby cafes

Tassili90 m
Le Delice90 m
Indulgence Cafe94 m
Cafe Des Stars100 m

Nearby restaurants

New Dragon Inn56 m
Dixie's Peri Peri Grill & Pizza88 m
Jimmy's Pizza & Grill110 m
Pinar Kebab122 m

Nearby pubs

Ye Olde Rose and Crown48 m
Arubar Lounge332 m
The Bell343 m
The Goose485 m

Nearby gyms

The Gym Group427 m
Forest YMCA587 m
Waltham Forest Feel Good Centre781 m

Nearby pharmacies

Boots617 m
Waterman Pharmacy764 m

Nearby health

Addison Road Medical Practice861 m
Comely Bank Health Clinic872 m
Food hygiene (5-star)41% of 210

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

D HARRIES LTD
SEALBE TRANSPORT LTD
SHEA GOODNESS LIMITED

Investment

Investment grade, yield and market outlook

40

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 score35/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

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

8/100

Velocity score

Future outlook

59

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,649m
Crossrail 2 route2,748m

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)
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

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Key facts for E17 4RW

Full postcodeE17 4RW
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHoe Street
Latitude51.587718
Longitude-0.019751
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