Hoe Street · Waltham Forest · Walthamstow constituency · 51.58888, -0.01665

E17 4SG— Hoe Street, Waltham Forest

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

The family fortress

 

Schools 75%Safety 76/100Transport 39/100Low yield 3.14%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
76
Schools
61
Transport
39
Environment
67
Investment
39

The bottom line

E17 4SG offers low crime and fast broadband at £554,750 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E17 4SG

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+6.7% vs London avg
vs London income+6.9% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for E17 4SG

🛡️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🔒 Very Safe

“The family fortress”

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How E17 4SG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
★

Primary

Emmanuel Community School

Requires Improvement · Inspected Apr 2024 · 3 min walk

KS2: 103.4

—

Secondary

Walthamstow School for Girls

Not yet inspected · 6 min walk

P8: +0.46A8: 56.3

75% of local schools rated Good or Outstanding · based on 14 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)

6

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 850m

Crime is 15% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£554,750

Median sale price

Above London median by 7%

£554,750 is 7% above the London median (£520,000)

-4.1%

This year

Flat

Dominant type

Price history

5-year change
+17.3%
Sales (24 months)6
New build0.0%
Avg flat£554,750
Price per m²£7,456/m²
Price per ft²£693/ft²
Avg floor area76.5 m²

EPC breakdown

B
18%
C
23%
D
29%
E
3%
F
1%

Based on 74 properties · Confidence: high

Street mix

Semi 3%Terraced 20%Flat 74%Other 3%

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£15,238
First-time buyerFTB
£6,488
Additional propertyBTL/2nd
£31,880

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

12.4×

Price-to-income

£2,775/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£191,250
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

+8.7%

Total change

+1107%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.1%

per year

Acceleration

+32.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £150k–£175k · 143 sales

Property Type Mix

Total: 143 sales

Semi-detached3.5%
Terraced21%
Flat/maisonette75.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£114k+121.8%5.8
Post-dot-com plateau2001–2004£126k£193k+52.8%7
Pre-crash peak2005–2007£204k£235k+15.2%5
GFC & correction2008–2012£175k£245k+40%2.4
Help-to-Buy recovery2013–2016£301k£470k+56%2.5
Brexit uncertainty2017–2019£470k£370k-21.3%6.3
Pandemic surge2020–2021£488k£473k-3.1%4.5
Rate-rise correction2022–2023£546k£505k-7.4%7
Current market2024–2025£485k£622k+28.1%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Weakest performer

Terraced

-1.1% alpha

Flat/maisonette+1.6% α
Local
8.7%
District
7.1%
Terraced-1.1% α
Local
9.5%
District
10.6%

CAGR over 30yr 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 Timing7
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
8.1 min walk
Walthamstow Central→ Liverpool Street· 4 tph
19 min

Nearby stations

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

53

Walkability score

147

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

11

Car parks (800m)

3

EV chargers (800m)

Nearest car park163m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Town Hall Car Park· yes
289m
🅿️
Bedford Road Car Park· yes
305m

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: 8.4 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.4 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

11

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 705 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

132

Parks (1km)

44

Restaurants (800m)

30

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketLidl · 651 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)

111m

Post office

Nearby shops

Ikiukas LT418 m
Kos Inter Continental Mini Market423 m
Lightning Food and Wine500 m
Bilge Food and Wine633 m

Nearby cafes

Enjoy Cafe140 m
Amore145 m
Craftworks151 m
Speedfast Internet Cafe152 m

Nearby restaurants

Shun Lung144 m
Ranna144 m
Has Kebab147 m
Tabaq Chicken & Pizza149 m

Nearby pubs

Arubar Lounge112 m
The Bell156 m
Ye Olde Rose and Crown289 m
The Goose636 m

Nearby gyms

Forest YMCA341 m
Waltham Forest Feel Good Centre560 m
The Gym Group651 m

Nearby pharmacies

Boots842 m

Nearby health

Jane Atkinson Health and Wellbeing Centre705 m
Addison Road Medical Practice812 m
Comely Bank Health Clinic825 m
The Bailey Practice858 m
Food hygiene (5-star)44% of 153

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ASL LONDON LTD
EMMA TOMLINSON DIGITAL LTD
LAMDA PROPERTY MANAGEMENT LTD
LUMIERE APARTMENTS RTM COMPANY LIMITED
NOISEFALL LTD

+5 more

Investment

Investment grade, yield and market outlook

39

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score37/100
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

62.9

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,866m
Crossrail 2 route2,963m

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+6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
27
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
17
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)
99
Largest scheme
121 homes · Former Arcade Site, Former Arcade Site, Hoe Street, Walthamstow, E17 4QG
Pipeline pressure
LOW

Named schemes (500m)

6-10, 6-10, Church Hill, Walthamstow, E1751 homes
completed
544-558, 544-558, Forest Road, Walthamstow, E17 3ED47 homes
completed
1c, 1c, The Drive, Walthamstow, E17 3BN20 homes
completed
1, 1, Hoe Street, Walthamstow, E17 4SD18 homes
completed
YMCA Office Block, 640, YMCA Office Block, 640, Forest Road, Walthamstow, E17 3ED15 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 (£554,750)

£15,238

Standard buyer

£6,488

First-time buyer

Save £8,750

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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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 4SG

Full postcodeE17 4SG
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHoe Street
Latitude51.588880
Longitude-0.016654
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