Hoe Street · Waltham Forest · Walthamstow constituency · 51.58197, -0.01190

E17 9JS— Hoe Street, Waltham Forest

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

The practical family move

 

Schools 67%Safety 74/100Transport 46/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
74
Schools
56
Transport
46
Environment
68
Investment
48

The bottom line

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

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Location

E17 9JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.6% vs London avg
vs London crime+6.0% vs London avg

Deep-dive guides for E17 9JS

🛡️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🔒 Very Safe

“The practical family move”

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How E17 9JS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
★

Primary

Emmanuel Community School

Requires Improvement · Inspected Apr 2024 · 8 min walk

KS2: 103.4

—

Secondary

Walthamstow School for Girls

Not yet inspected · 5 min walk

P8: +0.46A8: 56.3

67% 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 · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.8 incidents per 1,000 residents

Higher crime than 53% of London
↑ Rising 373.1%

+1% vs borough

Crime by type

Other25%
Violence & sexual offences23%
Anti-social behaviour17%
Vehicle crime16%
Theft6%
Burglary5%
Drug offences4%
Robbery4%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.5km

Crime is +6% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£11,661/m²
Price per ft²£1,083/ft²
Avg floor area74.6 m²

EPC breakdown

C
2%
D
12%
E
3%
F
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 46%Terraced 54%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£186,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1996–2025 · CAGR

+9.6%

Total change

+1311%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.4%

per year

Acceleration

-8.34

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 52 sales

Property Type Mix

Total: 52 sales

Semi-detached46.2%
Terraced53.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£132k+120%1.3
Post-dot-com plateau2001–2004£150k£249k+66%3
Pre-crash peak2005–2007£199k£300k+51.1%3
GFC & correction2010–2011£280k£270k-3.6%2
Help-to-Buy recovery2013–2016£400k£600k+50%2.2
Brexit uncertainty2017–2019£675k£658k-2.5%1
Pandemic surge2020–2021£706k£645k-8.7%2.5
Rate-rise correction2023–2023£761k£761k+0%2
Current market2024–2025£835k£847k+1.4%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+1.5% alpha

Weakest performer

Semi-detached

+1.1% alpha

Terraced+1.5% α
Local
8.7%
District
7.2%
Semi-detached+1.1% α
Local
7.7%
District
6.6%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing0
Trend Position40

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

Nearby stations

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

42

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

2.3 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)

8

EV chargers (800m)

Total spaces (800m)10
Nearest car park174m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
762m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 80% 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

CGL WALTHAM FOREST

1 BEULAH ROAD, E17 9LG

2 min walk

15

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

123

Parks (1km)

40

Restaurants (800m)

17

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketLidl · 761 m
2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

631m

Post office

Nearby shops

Station Food and Wine465 m
European Market465 m
Express Supermarket519 m
Tesco Express553 m

Nearby cafes

The Deli102 m
The Village Bakery106 m
Hucks307 m
The Rolling Scones Cafe342 m

Nearby restaurants

The Village Kitchen67 m
Trattoria La Ruga84 m
Village Pizzeria87 m
Eat 17108 m

Nearby pubs

The Village Public House78 m
Queens Arms128 m
The Castle156 m
The Nag's Head240 m

Nearby gyms

The Gym Group770 m
Forest YMCA859 m
Leyton Gym899 m
Leyton Leisure Centre968 m

Nearby pharmacies

Well Pharmacy834 m

Nearby health

Comely Bank Health Clinic150 m
Addison Road Medical Practice153 m
The Bailey Practice382 m
Key 2 Smile722 m
Food hygiene (5-star)41% of 180

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

FOCUS INSPECTIONS LTD
PALS MANAGEMENT GROUP LTD
PEPA LTD

Investment

Investment grade, yield and market outlook

48

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 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

59.2

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,353m
Crossrail 2 route3,361m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,842 nationally

1,788

Est. population

13,859/km²

71%

Employed

59%

Degree educated

£45,200

Median income

4.9%

Claimant rate

Inner cityHigh densityYoung professionals

41

Community stability

Age profile

21%
26%
28%
16%
Under 1821%
18–3426%
35–4928%
50–6416%
65+9%

Tenure

17%
32%
33%
18%
Own outright17%
Own (mortgage)32%
Private rent33%
Social rent19%
Shared ownership0%

Ethnicity

52%
17%
White British52%
White Other17%
Asian12%
Black9%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine13%
No car household47%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent33%
Social rent18%

vs. London

Income vs London+7.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
21
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
3
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)
103
Largest scheme
91 homes · Juniper House, 221, HOE STREET, E17 9PH
Pipeline pressure
LOW

Named schemes (500m)

ST. MARYS CHURCH, ST. MARYS CHURCH, ORFORD ROAD, E1731 homes
completed
3-25, 3-25, WEST AVENUE, E1720 homes
completed
JANE SABINA COLLARD'S ALM HOUSES, 1-25, JANE SABINA COLLARD'S ALM HOUSES, 1-25, MAYNARD ROAD, E1719 homes
completed
OLD TOWN HALL, 14B, OLD TOWN HALL, 14B, ORFORD ROAD, E1718 homes
completed
SITE OF ST STEPHENS CHURCH, SITE OF ST STEPHENS CHURCH, COPELAND ROAD, E17 9DB16 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 9JS

Full postcodeE17 9JS
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHoe Street
Latitude51.581974
Longitude-0.011903
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