Hoe Street · Waltham Forest · Walthamstow constituency · 51.58318, -0.01186

E17 9NS— Hoe Street, Waltham Forest

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

The practical family move

 

Schools 67%Safety 74/100Transport 46/100Low yield 3.36%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
74
Schools
56
Transport
46
Environment
68
Investment
54

The bottom line

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

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Location

E17 9NS

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 9NS

🛡️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 9NS 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 · 6 min walk

KS2: 103.4

—

Secondary

Walthamstow School for Girls

Not yet inspected · 3 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 · 3 min walk

4 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

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 · 1.4km

Crime is +6% above London average

Property

Prices, sales volume and market trends

Avg floor area42.7 m²

EPC breakdown

C
5%
D
11%
E
1%

Based on 17 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£106,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+7.1%

Total change

+417%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.0%

per year

Acceleration

-28.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 17 sales

Property Type Mix

Total: 17 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£65k£74k+13.1%1.5
Post-dot-com plateau2002–2004£150k£143k-5%1
Pre-crash peak2006–2006£163k£163k+0%2
GFC & correction2011–2012£220k£207k-5.8%1.5
Help-to-Buy recovery2015–2015£290k£290k+0%1
Brexit uncertainty2018–2019£380k£323k-15.1%1
Pandemic surge2021–2021£378k£378k+0%2
Rate-rise correction2022–2022£336k£336k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
8.1%
District
8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

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
6.4 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
9 min walk
Walthamstow Queens Road Rail StationSuffragette
11 min walk
No bus stops within 400m

38

Walkability score

72

Footpaths (500m)

0

Santander docks (800m)

2.4 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

9

Car parks (800m)

8

EV chargers (800m)

Nearest car park145m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Brandon Road Carpark
775m

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: 8.1 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

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

3 min walk

15

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 921 m
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

131

Parks (1km)

26

Restaurants (800m)

11

Cafes (800m)

7

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketMetro Food Centre · 934 m
1 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

765m

Post office

Nearby shops

Station Food and Wine490 m
European Market501 m
Tesco Express534 m
Kos Inter Continental Mini Market582 m

Nearby cafes

The Deli146 m
The Village Bakery152 m
The Rolling Scones Cafe268 m
Haven Coffee431 m

Nearby restaurants

Village Pizzeria53 m
The Village Kitchen73 m
Biff's Jack Shack96 m
Eat 17107 m

Nearby pubs

The Village Public House57 m
The Nag's Head113 m
Queens Arms144 m
Malt Haus242 m

Nearby gyms

Forest YMCA725 m
The Gym Group739 m
Leyton Gym1.0 km
Leyton Leisure Centre1.1 km

Nearby pharmacies

Well Pharmacy743 m

Nearby health

Addison Road Medical Practice126 m
Comely Bank Health Clinic135 m
The Bailey Practice326 m
Reliable Scan Limited761 m
Food hygiene (5-star)47% of 104

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
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

A&N BUILDING SERVICES LTD

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

40.9

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,471m
Crossrail 2 route3,339m

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)
20
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
2
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)
97
Largest scheme
91 homes · Juniper House, 221, HOE STREET, E17 9PH
Pipeline pressure
LOW

Named schemes (500m)

56 - 58, 56 - 58, Shernhall Street, Walthamstow, E17 9HP32 homes
completed
ST. MARYS CHURCH, ST. MARYS CHURCH, ORFORD ROAD, E1731 homes
completed
3-25, 3-25, WEST AVENUE, E1720 homes
completed
1c, 1c, The Drive, Walthamstow, E17 3BN20 homes
completed
JANE SABINA COLLARD'S ALM HOUSES, 1-25, JANE SABINA COLLARD'S ALM HOUSES, 1-25, MAYNARD ROAD, E1719 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 9NS

Full postcodeE17 9NS
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHoe Street
Latitude51.583178
Longitude-0.011865
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