Hoe Street · Waltham Forest · Walthamstow constituency · 51.57767, -0.01625

E17 9BD— Hoe Street, Waltham Forest

Location and area intelligence for E17 9BD, Hoe Street, Waltham Forest

The practical family move

 

Schools 75%Safety 70/100Transport 49/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
70
Schools
45
Transport
49
Environment
68
Investment
47

The bottom line

E17 9BD offers low crime and fast broadband — a strong choice for Families.

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Location

E17 9BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+42.0% vs London avg

Deep-dive guides for E17 9BD

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

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“The practical family move”

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How E17 9BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

Thomas Gamuel Primary School

Not yet inspected · 6 min walk

KS2: 107.9

—

Secondary

Walthamstow School for Girls

Not yet inspected · 11 min walk

P8: +0.46A8: 56.3

75% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.1 incidents per 1,000 residents

Higher crime than 69% of London
↑ Rising 400.0%

+36% vs borough

Crime by type

Violence & sexual offences23%
Other21%
Anti-social behaviour19%
Vehicle crime11%
Theft10%
Drug offences7%
Burglary6%
Robbery2%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

91

Road safety score

5

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

HIGH pedestrian risk5 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.6km

Crime is +42% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,584/m²
Price per ft²£612/ft²
Avg floor area76.6 m²

EPC breakdown

B
16%
C
11%
D
14%
E
3%
F
1%

Based on 45 properties · Confidence: high

Street mix

Semi 13%Terraced 38%Detached 4%Flat 42%Other 4%

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£191,500
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsSolid brick, as built, no insulation (assumed)
Roof(other premises above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.6%

Total change

+635%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.0%

per year

Acceleration

-13.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 22 sales

Property Type Mix

Total: 22 sales

Detached4.5%
Semi-detached13.6%
Terraced40.9%
Flat/maisonette40.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£139k+110.6%1.5
Post-dot-com plateau2001–2004£110k£313k+184.1%1
Pre-crash peak2006–2007£243k£188k-22.8%1.5
GFC & correction2010–2011£207k£230k+11.1%1.5
Brexit uncertainty2017–2018£625k£225k-64%1
Pandemic surge2020–2021£550k£453k-17.6%2
Current market2025–2026£500k£485k-3%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Flat/maisonette+1.2% α
Local
6.5%
District
5.3%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Walthamstow Central Rail StationWeaver
8 min walk
Walthamstow CentralNational Rail
8 min walk
Walthamstow Central Underground StationVictoria
8 min walk
Walthamstow Queens Road Rail StationSuffragette
8 min walk
Leyton Midland Road Rail StationSuffragette
13 min walk
No bus stops within 400m

44

Walkability score

96

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria46 min ↑
Waterloo53 min ↑
Canary Wharf46 min ↑
City ★44 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

20

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)10
Nearest car park295m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
295m

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: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.4 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 43%
Less green space than 82% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.5 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

QUEENS ROAD MEDICAL CENTRE

48 QUEENS ROAD, WALTHAMSTOW, E17 8PX

5 min walk

78%

Recommend GP

78%

Overall GP experience

9

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.3 km
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

55

Parks (1km)

48

Restaurants (800m)

20

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The European (347 m)

Nearest supermarketNadeem Halal Meat & Grocery · 775 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

338m

Post office

Nearby shops

Express Supermarket251 m
Capital Fruit Market316 m
Kisso Food & Wine316 m
European Market454 m

Nearby cafes

Sunset124 m
Atdheu Caffe139 m
Hornbeam Cafe201 m
Imad Cafe & Grill281 m

Nearby restaurants

Lahore Xpress177 m
Royal Chicken & Pizza219 m
Beer + Burger Store240 m
Western Fried Chicken252 m

Nearby pubs

The European347 m
The Auctioneer395 m
King William IV465 m
The Castle481 m

Nearby gyms

Raw Gym488 m
Leyton Gym577 m
Leyton Leisure Centre667 m
The Gym Group847 m

Nearby pharmacies

MS Chemist688 m
Boots785 m

Nearby health

Key 2 Smile354 m
Comely Bank Health Clinic704 m
Addison Road Medical Practice711 m
Leabridge Road Dental Surgery784 m
Food hygiene (5-star)39% of 212

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

AAHZK LTD
AJ'S BEDS & FURNITURE LTD
BLONDU LTD
EXXA INC LTD
PATRON M LTD

+1 more

Investment

Investment grade, yield and market outlook

47

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

Very High

Demand

Very Low

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

55.8

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,788m
Crossrail 2 route3,208m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,397 nationally

1,846

Est. population

13,640/km²

66%

Employed

47%

Degree educated

£44,900

Median income

6.1%

Claimant rate

Urban coreHigh densityRenters

32

Community stability

Age profile

21%
28%
28%
15%
Under 1821%
18–3428%
35–4928%
50–6415%
65+9%

Tenure

17%
22%
50%
Own outright17%
Own (mortgage)22%
Private rent50%
Social rent11%
Shared ownership0%

Ethnicity

29%
29%
21%
White British29%
White Other29%
Asian21%
Black9%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household58%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Private rent50%
Social rent11%

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)
8
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
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
16
Under construction
16
Completed (3yr)
108
Largest scheme
117 homes · Phase 4, Beaumont Road Estate, Phase 4, Beaumont Road Estate, Beaumont Road, Leyton, E10
Pipeline pressure
LOW

Named schemes (500m)

317a16 homes
under_construction
269-279, 269-279, HOE STREET, E1714 homes
completed
Former Employment Exchange, Former Employment Exchange, Grosvenor Park Road, Walthamstow, E17 9PD14 homes
completed
285, 285, HOE STREET, E1710 homes
completed
269 - 279, 269 - 279, Hoe Street, Walthamstow, E17 9PT9 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 9BD

Full postcodeE17 9BD
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHoe Street
Latitude51.577668
Longitude-0.016247
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