Hoe Street · Waltham Forest · Walthamstow constituency · 51.58010, -0.01530

E17 9PG— Hoe Street, Waltham Forest

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

The urban professional's pick

 

Schools 80%Safety 74/100Transport 47/100Low yield 2.07%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
74
Schools
64
Transport
47
Environment
67
Investment
35

The bottom line

E17 9PG offers exceptional schools (80% Good/Outstanding), low crime and fast broadband at £839,000 median — a strong choice for Families.

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Location

E17 9PG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+61.3% vs London avg
vs London income+7.6% vs London avg
vs London crime+6.0% vs London avg

Deep-dive guides for E17 9PG

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

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How E17 9PG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
★

Primary

Emmanuel Community School

Requires Improvement · Inspected Apr 2024 · 10 min walk

KS2: 103.4

—

Secondary

Walthamstow School for Girls

Not yet inspected · 7 min walk

P8: +0.46A8: 56.3

80% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Above London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 6 min walk

5 primaries · 1 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)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.4km

Crime is +6% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£839,000

Median sale price

Top 25% — 61% above London median

£839,000 is 61% above the London median (£520,000)

-48.4%

This year

Flat

Dominant type

Price history

5-year change
-4.1%
Sales (24 months)6
New build0.0%
Avg semi-detached£1,172,000
Avg terraced£1,077,500
Avg flat£600,000
Price per m²£10,488/m²
Price per ft²£974/ft²
Avg floor area78.6 m²

EPC breakdown

B
3%
C
20%
D
36%
E
9%
F
4%

Based on 72 properties · Confidence: high

Street mix

Semi 21%Terraced 26%Detached 1%Flat 51%Other 1%

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£29,450
First-time buyerFTB
£29,450
Additional propertyBTL/2nd
£54,620

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

18.6×

Price-to-income

£4,197/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£196,500
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

1996–2026 · CAGR

+7.3%

Total change

+738%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.1%

per year

Acceleration

-4.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 76 sales

Property Type Mix

Total: 76 sales

Detached1.3%
Semi-detached22.4%
Terraced27.6%
Flat/maisonette48.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£70k£103k+47.1%3
Post-dot-com plateau2001–2004£147k£185k+25.9%2
Pre-crash peak2005–2007£342k£284k-16.9%3.7
GFC & correction2008–2012£263k£450k+71.4%1.8
Help-to-Buy recovery2014–2016£385k£568k+47.4%2.7
Brexit uncertainty2017–2019£600k£450k-25%3.3
Pandemic surge2020–2021£491k£875k+78.3%3
Rate-rise correction2022–2023£1.48m£741k-49.8%1
Current market2024–2026£1.10m£587k-46.7%2.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.5% alpha

Weakest performer

Terraced

-2.3% alpha

Flat/maisonette+1.5% α
Local
8.8%
District
7.3%
Terraced-2.3% α
Local
5.3%
District
7.6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing3
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
5.3 min walk
Walthamstow Central→ Liverpool Street· 4 tph
19 min

Nearby stations

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

49

Walkability score

108

Footpaths (500m)

0

Santander docks (800m)

2.1 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

16

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)10
Nearest car park488m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
539m

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 waterMEDIUM
Medium
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: 7.7 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 92% 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

GROVE SURGERY

103-105 GROVE ROAD, WALTHAMSTOW, E17 9BU

4 min walk

56%

Recommend GP

56%

Overall GP experience

10

GPs within 1km

5

Dentists within 1km

8

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.2 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)

56

Restaurants (800m)

23

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketLidl · 665 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

484m

Post office

Nearby shops

Express Supermarket216 m
European Market274 m
Station Food and Wine302 m
Tesco Express467 m

Nearby cafes

Hucks210 m
The Village Bakery269 m
The Deli274 m
Chaiiwala308 m

Nearby restaurants

Beer + Burger Store214 m
One for the Table227 m
Gunes257 m
New Quattro277 m

Nearby pubs

Queens Arms288 m
The Castle290 m
The Village Public House376 m
The Goose451 m

Nearby gyms

The Gym Group674 m
Raw Gym755 m
Leyton Gym763 m
Leyton Leisure Centre847 m

Nearby pharmacies

Boots673 m
MS Chemist962 m

Nearby health

Comely Bank Health Clinic464 m
Addison Road Medical Practice467 m
Key 2 Smile547 m
The Bailey Practice695 m
Food hygiene (5-star)42% of 220

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

AWESOMESTOW PROPERTIES LTD
BK14 LTD
FIRST CHOICE UK PROPERTY LIMITED
LUCY ADELA-SMITH LTD.
LUX FAN CLEANING LTD

+6 more

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.1%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months4

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

33/100

Velocity score

Future outlook

58.7

Price growth score

C
Medium

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,056m
Crossrail 2 route3,183m

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%
Price vs London+61.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
29
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
2
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)
102
Largest scheme
121 homes · Former Arcade Site, Former Arcade Site, Hoe Street, Walthamstow, E17 4QG
Pipeline pressure
LOW

Named schemes (500m)

Juniper House, 221, HOE STREET, E17 9PH91 homes
completed
3-25, 3-25, WEST AVENUE, E1720 homes
completed
SITE OF ST STEPHENS CHURCH, SITE OF ST STEPHENS CHURCH, COPELAND ROAD, E17 9DB16 homes
completed
317a16 homes
under_construction
1, 1, St Mary Road, Walthamstow, E1716 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£839,000)

£29,450

Standard buyer

£29,450

First-time buyer

Affordability check — your annual salary

£

Deposit

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

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Key facts for E17 9PG

Full postcodeE17 9PG
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHoe Street
Latitude51.580098
Longitude-0.015304
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