Hoe Street · Waltham Forest · Walthamstow constituency · 51.58193, -0.01164

E17 9LJ— Hoe Street, Waltham Forest

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

The practical family move

 

Schools 67%Safety 69/100Transport 41/100Low yield 3.36%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
69
Schools
56
Transport
41
Environment
68
Investment
48

The bottom line

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

Less suited to Car-free commuters.

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Location

E17 9LJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-16.7% vs London avg
vs London crime+53.0% vs London avg

Deep-dive guides for E17 9LJ

🛡️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 9LJ 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 12 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

99.2 incidents per 1,000 residents

Higher crime than 74% of London
↑ Rising 281.3%

+46% vs borough

Crime by type

Other29%
Violence & sexual offences20%
Anti-social behaviour12%
Burglary11%
Drug offences11%
Vehicle crime10%
Theft3%
Robbery3%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.5km

Crime is +53% above London average

Property

Prices, sales volume and market trends

Avg floor area45.4 m²

EPC breakdown

C
25%
D
4%

Based on 29 properties · Confidence: medium

Street mix

Flat 100%

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

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£113,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2017 · CAGR

+6.9%

Total change

+171%

Market Activity

Price Velocity & Acceleration

Current Velocity

+36.5%

per year

Acceleration

+9.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£120k£120k+0%1
Pre-crash peak2005–2005£136k£136k+0%1
GFC & correction2008–2012£173k£188k+8.7%1
Help-to-Buy recovery2014–2014£238k£238k+0%1
Brexit uncertainty2017–2017£325k£325k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
6.7 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
Wood Street Rail StationWeaver
10 min walk
Walthamstow Queens Road Rail StationSuffragette
11 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 park162m
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 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: 8.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 64%
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

1 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

121

Parks (1km)

40

Restaurants (800m)

17

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketLidl · 779 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)

627m

Post office

Nearby shops

Station Food and Wine483 m
European Market483 m
Express Supermarket532 m
Tesco Express571 m

Nearby cafes

The Deli121 m
The Village Bakery124 m
Hucks306 m
The Rolling Scones Cafe332 m

Nearby restaurants

The Village Kitchen78 m
Village Pizzeria89 m
Trattoria La Ruga102 m
Eat 17125 m

Nearby pubs

The Village Public House82 m
Queens Arms146 m
The Castle147 m
The Nag's Head241 m

Nearby gyms

The Gym Group788 m
Forest YMCA864 m
Leyton Gym893 m
Leyton Leisure Centre961 m

Nearby pharmacies

Well Pharmacy824 m

Nearby health

Comely Bank Health Clinic138 m
Addison Road Medical Practice142 m
The Bailey Practice370 m
Key 2 Smile719 m
Food hygiene (5-star)40% of 180

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

1 VERIF 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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

30.1

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,357m
Crossrail 2 route3,380m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,920 nationally

1,845

Est. population

8,532/km²

57%

Employed

44%

Degree educated

£35,000

Median income

6.6%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

39

Community stability

Age profile

23%
24%
23%
16%
14%
Under 1823%
18–3424%
35–4923%
50–6416%
65+14%

Tenure

20%
24%
42%
Own outright11%
Own (mortgage)20%
Private rent24%
Social rent42%
Shared ownership2%
Rent free0%

Ethnicity

39%
16%
13%
19%
White British39%
White Other16%
Asian13%
Black19%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine21%
No car household54%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent42%
Private rent24%

vs. London

Income vs London-16.7%

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)
18
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 9LJ

Full postcodeE17 9LJ
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHoe Street
Latitude51.581934
Longitude-0.011645
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