Hoe Street · Waltham Forest · Leyton and Wanstead constituency · 51.57777, -0.01432

E17 9BS— Hoe Street, Waltham Forest

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

The practical family move

 

Schools 67%Safety 76/100Transport 44/100Yield 4.53%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
76
Schools
40
Transport
44
Environment
67
Investment
54

The bottom line

E17 9BS offers low crime and fast broadband at £384,500 median — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E17 9BS scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E17 9BS meets your needs.

Location

E17 9BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-26.1% vs London avg
vs London income-7.1% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for E17 9BS

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E17 9BS with:

Postcode Personality

🚇 Well-Connected🎓 Good Schools🔒 Very Safe🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How E17 9BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

Thomas Gamuel Primary School

Not yet inspected · 8 min walk

KS2: 107.9

—

Secondary

Walthamstow School for Girls

Not yet inspected · 10 min walk

P8: +0.46A8: 56.3

67% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.3 incidents per 1,000 residents

Better than 56% of London
↑ Rising 284.6%

-14% vs borough

Crime by type

Anti-social behaviour26%
Violence & sexual offences22%
Other18%
Vehicle crime13%
Drug offences9%
Burglary8%
Theft2%
Robbery2%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.6km

Crime is 10% 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.

£384,500

Median sale price

26% below London median

£384,500 is 26% below the London median (£520,000)

+23.9%

This year

Flat

Dominant type

Price history

5-year change
+5.3%
Sales (24 months)5
New build0.0%
Avg semi-detached£384,500
Avg terraced£850,000
Avg flat£343,500
Price per m²£4,450/m²
Price per ft²£413/ft²
Avg floor area88.7 m²

EPC breakdown

B
1%
C
13%
D
35%
E
7%

Based on 56 properties · Confidence: high

Street mix

Semi 5%Terraced 39%Flat 53%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

Stamp duty

Standard buyer£6,725
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,260

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

9.9×

Price-to-income

£1,923/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£221,750
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)
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

1995–2026 · CAGR

+6.8%

Total change

+674%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.8%

per year

Acceleration

+77.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 92 sales

Property Type Mix

Total: 92 sales

Semi-detached5.4%
Terraced43.5%
Flat/maisonette51.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£78k+26.8%3.8
Post-dot-com plateau2001–2004£132k£197k+49%5.2
Pre-crash peak2005–2007£160k£213k+32.8%5
GFC & correction2008–2011£230k£275k+19.6%1.8
Help-to-Buy recovery2013–2016£450k£796k+76.9%3.2
Brexit uncertainty2017–2019£280k£830k+196.4%1.3
Pandemic surge2020–2021£550k£365k-33.6%3
Rate-rise correction2022–2023£710k£620k-12.7%1
Current market2024–2026£597k£476k-20.2%1.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.5% alpha

Weakest performer

Flat/maisonette

-0.9% alpha

Terraced+1.5% α
Local
11.9%
District
10.4%
Flat/maisonette-0.9% α
Local
7.8%
District
8.7%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing18
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

44

Walkability score

73

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

21

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)10
Nearest car park276m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
276m

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: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.5 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 31%
Less green space than 85% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.7 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

GROVE SURGERY

103-105 GROVE ROAD, WALTHAMSTOW, E17 9BU

4 min walk

56%

Recommend GP

56%

Overall GP experience

12

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

67

Parks (1km)

43

Restaurants (800m)

19

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketNadeem Halal Meat & Grocery · 859 m
1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

235m

Post office

Nearby shops

Capital Fruit Market262 m
Express Supermarket338 m
Kisso Food & Wine409 m
European Market508 m

Nearby cafes

Sunset142 m
Atdheu Caffe148 m
Hornbeam Cafe203 m
Hucks203 m

Nearby restaurants

Royal Chicken & Pizza183 m
Lahore Xpress191 m
Western Fried Chicken223 m
HFC Express230 m

Nearby pubs

The European318 m
The Auctioneer369 m
The Castle385 m
King William IV389 m

Nearby gyms

Raw Gym502 m
Leyton Gym503 m
Leyton Leisure Centre590 m
Anytime Fitness874 m

Nearby pharmacies

MS Chemist764 m
Boots874 m

Nearby health

Key 2 Smile282 m
Comely Bank Health Clinic622 m
Addison Road Medical Practice630 m
The Bailey Practice834 m
Food hygiene (5-star)39% of 199

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
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

AMJ DEVELOPMENT LIMITED
CITY TAPING LTD
ILMSR CONSULTING LTD
MAZUR PROPERTY LIMITED
NWALEMA CONSTRUCTION AND ELECTRICAL SERVICES LTD

+3 more

Investment

Investment grade, yield and market outlook

54

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
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score27/100
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

60.7

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,862m
Crossrail 2 route3,329m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,903 nationally

1,716

Est. population

21,931/km²

60%

Employed

51%

Degree educated

£39,000

Median income

6.2%

Claimant rate

Inner cityVery high densityEstablished mixed

42

Community stability

Age profile

25%
22%
29%
15%
Under 1825%
18–3422%
35–4929%
50–6414%
65+10%

Tenure

21%
28%
31%
19%
Own outright21%
Own (mortgage)28%
Private rent31%
Social rent19%
Shared ownership1%

Ethnicity

35%
14%
27%
13%
White British35%
White Other14%
Asian27%
Black13%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household44%
Unemployed7%
No qualifications17%

Housing tenure (Census 2021)

Private rent31%
Social rent19%

vs. London

Income vs London-7.1%
Price vs London-26.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
15
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
24
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)
109
Largest scheme
211 homes · Phase 2 & 3, Beaumont Road Estate, Phase 2 & 3, Beaumont Road Estate, Beaumont Road, Leyton, E10
Pipeline pressure
LOW

Named schemes (500m)

40, 40, DUNTON ROAD, E1027 homes
completed
588, 588, Lea Bridge Road, Leyton, E10 7DN21 homes
completed
SITE OF ST STEPHENS CHURCH, SITE OF ST STEPHENS CHURCH, COPELAND ROAD, E17 9DB16 homes
completed
317a16 homes
under_construction
Former Employment Exchange, Former Employment Exchange, Grosvenor Park Road, Walthamstow, E17 9PD14 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
Mr Calvin Bailey (Labour)
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 (£384,500)

£6,725

Standard buyer

£0

First-time buyer

Save £6,725

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in E17 9BS? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E17 9BS.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

What else could £385k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E17 9BS

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E17 9BS

Full postcodeE17 9BS
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHoe Street
Latitude51.577770
Longitude-0.014323
Parliamentary constituencyLeyton and Wanstead
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