Hoe Street · Waltham Forest · Walthamstow constituency · 51.58104, -0.01733

E17 9QJ— Hoe Street, Waltham Forest

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

The hidden gem

 

Bottom 25% LondonSchools 80%Safety 69/100Transport 50/100Low yield 2.88%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
69
Schools
64
Transport
50
Environment
67
Investment
48

The bottom line

E17 9QJ offers exceptional schools (80% Good/Outstanding), low crime and fast broadband at £603,500 median — a strong choice for Families.

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Location

E17 9QJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+16.1% vs London avg
vs London income+6.9% vs London avg
vs London crime+56.0% vs London avg

Deep-dive guides for E17 9QJ

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

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“The hidden gem”

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How E17 9QJ 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 · 9 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 15 schools within 1.5km

Above London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

101.5 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 310.2%

+49% vs borough

Crime by type

Other26%
Violence & sexual offences21%
Anti-social behaviour18%
Theft10%
Vehicle crime8%
Burglary7%
Drug offences6%
Robbery3%

Stop & search

1.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.3km

Crime is +56% above London average

Property

2 Jul

Prices, sales volume and market trends

£603,500

Median sale price

Above London median by 16%

£603,500 is 16% above the London median (£520,000)

+14.4%

This year

Flat

Dominant type

Price history

5-year change
+42.0%
Sales (24 months)8
New build0.0%
Avg terraced£1,007,000
Avg flat£585,000
Price per m²£9,926/m²
Price per ft²£922/ft²
Avg floor area62.8 m²

EPC breakdown

C
20%
D
42%
E
6%
F
6%
G
1%

Based on 75 properties · Confidence: high

Street mix

Semi 1%Terraced 14%Detached 1%Flat 82%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£17,675
First-time buyerFTB
£8,925
Additional propertyBTL/2nd
£35,780

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

13.4×

Price-to-income

£3,019/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£157,000
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 BAnnual charge £1,500
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8%

Total change

+831%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.4%

per year

Acceleration

-8.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 63 sales

Property Type Mix

Total: 63 sales

Detached1.6%
Semi-detached1.6%
Terraced15.9%
Flat/maisonette81%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£70k£95k+35.7%3.4
Post-dot-com plateau2001–2004£123k£166k+34.8%2.2
Pre-crash peak2005–2007£180k£340k+88.9%2.5
GFC & correction2008–2012£230k£250k+8.7%2.7
Help-to-Buy recovery2013–2016£255k£510k+100%1.7
Brexit uncertainty2017–2017£495k£495k+0%1
Pandemic surge2020–2021£434k£425k-2.1%3.5
Rate-rise correction2023–2023£489k£489k+0%2
Current market2024–2025£585k£652k+11.5%4.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+35.9% alpha

Weakest performer

Flat/maisonette

+1.3% alpha

Terraced+35.9% α
Local
46%
District
10.1%
Flat/maisonette+1.3% α
Local
8.9%
District
7.6%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Walthamstow Central Rail StationWeaver
3 min walk
Walthamstow CentralNational Rail
3 min walk
Walthamstow Central Underground StationVictoria
3 min walk
Walthamstow Queens Road Rail StationSuffragette
6 min walk
St James Street (London) Rail StationWeaver
14 min walk
2 bus routes · 5 stops within 400m · 224 buses/hr peak

69

Walkability score

148

Footpaths (500m)

0

Santander docks (800m)

2.2 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

12

Car parks (800m)

8

EV chargers (800m)

Nearest car park322m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
672m
🅿️
Sainsbury's Car Park
696m

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: 7.7 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 89% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.4 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

QUEENS ROAD MEDICAL CENTRE

48 QUEENS ROAD, WALTHAMSTOW, E17 8PX

3 min walk

78%

Recommend GP

78%

Overall GP experience

8

GPs within 1km

5

Dentists within 1km

7

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

50

Restaurants (800m)

23

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

4

Convenience

Nearest supermarketLidl · 491 m

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)

359m

Post office

Nearby shops

European Market99 m
Station Food and Wine127 m
Express Supermarket180 m
Tesco Express300 m

Nearby cafes

Chaiiwala139 m
Rio's145 m
Incoming Coffee232 m
Costa238 m

Nearby restaurants

One for the Table55 m
New Quattro102 m
Gunes105 m
Etles Uyghur Restaurant110 m

Nearby pubs

The Goose289 m
Queens Arms303 m
The Village Public House425 m
The Castle427 m

Nearby gyms

The Gym Group500 m
Raw Gym870 m
Leyton Gym922 m
Leyton Leisure Centre1.0 km

Nearby pharmacies

Boots501 m
MS Chemist1.0 km

Nearby health

Addison Road Medical Practice535 m
Comely Bank Health Clinic535 m
Key 2 Smile701 m
The Bailey Practice763 m
Food hygiene (5-star)40% of 213

Business

Local businesses registered here

Active businesses
7
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

CODESIDO LIMITED
DAFFI LTD
GADGETS FOR YOU LTD
GIFT4ALL LTD
M.V. CONSTRUCTION & RENOVATION LTD

+2 more

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.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score42/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

Rental market

Very High

Demand

Very 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

69.6

Price growth score

B
Low

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,080m
Crossrail 2 route3,019m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,547 nationally

1,981

Est. population

21,044/km²

74%

Employed

53%

Degree educated

£44,900

Median income

6.4%

Claimant rate

Inner cityVery high densityRenters

30

Community stability

Age profile

20%
38%
21%
Under 1820%
18–3439%
35–4921%
50–6412%
65+8%

Tenure

16%
20%
52%
Own outright16%
Own (mortgage)20%
Private rent52%
Social rent11%
Shared ownership1%

Ethnicity

35%
22%
21%
White British35%
White Other22%
Asian21%
Black11%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine16%
No car household55%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent52%
Social rent11%

vs. London

Income vs London+6.9%
Price vs London+16.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
26
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
21
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
18
Under construction
18
Completed (3yr)
111
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
17, 17, SYLVAN ROAD, E17 7QR75 homes
completed
1-2 Station Approach, 1-2 Station Approach, Hoe Street, Walthamstow, E17 9QF69 homes
completed
1-8, 1-8, Tower Mews, Walthamstow, E1758 homes
completed
6-10, 6-10, Church Hill, Walthamstow, E1751 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 (£603,500)

£17,675

Standard buyer

£8,925

First-time buyer

Save £8,750

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 9QJ

Full postcodeE17 9QJ
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHoe Street
Latitude51.581041
Longitude-0.017327
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