Hoe Street · Waltham Forest · Walthamstow constituency · 51.58349, -0.01726

E17 9RF— Hoe Street, Waltham Forest

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

The practical family move

 

Schools 75%Safety 69/100Transport 55/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
69
Schools
61
Transport
55
Environment
59
Investment
47

The bottom line

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

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Location

E17 9RF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for E17 9RF

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

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Postcode Personality

🚇 Hyper-Connected🎓 Good Schools🔒 Very Safe

“The practical family move”

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How E17 9RF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

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 · 4 min walk

P8: +0.46A8: 56.3

75% 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

8 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

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.1km

Crime is +56% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£9,963/m²
Price per ft²£926/ft²
Avg floor area81.3 m²

EPC breakdown

B
5%
C
3%
D
26%

Based on 34 properties · Confidence: high

Street mix

Terraced 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£203,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+9.5%

Total change

+1165%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.4%

per year

Acceleration

-5.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 19 sales

Property Type Mix

Total: 19 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£63k£85k+34.6%2
Post-dot-com plateau2001–2001£128k£128k+0%1
Pre-crash peak2006–2006£247k£247k+0%1
GFC & correction2009–2010£250k£304k+21.6%1.5
Help-to-Buy recovery2013–2016£340k£689k+102.5%1.3
Pandemic surge2021–2021£595k£595k+0%3
Rate-rise correction2022–2022£900k£900k+0%1
Current market2024–2025£873k£800k-8.4%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
9.8%
District
9.5%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Walthamstow Central Rail StationWeaver
2 min walk
Walthamstow CentralNational Rail
2 min walk
Walthamstow Central Underground StationVictoria
2 min walk
Walthamstow Queens Road Rail StationSuffragette
6 min walk
Wood Street Rail StationWeaver
14 min walk
2 bus routes · 6 stops within 400m · 544 buses/hr peak

77

Walkability score

172

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

7

Car parks (800m)

7

EV chargers (800m)

Nearest car park300m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Sainsbury's Car Park
687m

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: 23.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 86% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.9 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 85% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.3 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

6 min walk

78%

Recommend GP

78%

Overall GP experience

9

GPs within 1km

5

Dentists within 1km

7

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.1 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

110

Parks (1km)

57

Restaurants (800m)

33

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

5

Convenience

Nearest supermarketLidl · 357 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)

154m

Post office

Nearby shops

Tesco Express160 m
Station Food and Wine203 m
European Market240 m
Kos Inter Continental Mini Market267 m

Nearby cafes

Haven Coffee55 m
Brad's Coffee Bar86 m
Incoming Coffee152 m
Andy's155 m

Nearby restaurants

McDonald's132 m
Sultan Kitchen138 m
Priya138 m
Auntie Anne's158 m

Nearby pubs

The Goose131 m
Queens Arms280 m
The Village Public House391 m
The Nag's Head434 m

Nearby gyms

The Gym Group365 m
Forest YMCA784 m
Raw Gym1.1 km
Waltham Forest Feel Good Centre1.1 km

Nearby pharmacies

Boots470 m

Nearby health

Addison Road Medical Practice499 m
Comely Bank Health Clinic506 m
The Bailey Practice693 m
Key 2 Smile948 m
Food hygiene (5-star)44% of 230

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

A.M. PUGH LIMITED
EGESAN-GROUP LTD
KORVIQ LTD
PICK ME UP LTD

Investment

Investment grade, yield and market outlook

47

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 score34/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

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

4/100

Velocity score

Future outlook

60.7

Price growth score

C
Low

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,320m
Crossrail 2 route2,965m

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

Urban coreVery 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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
23
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
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)
110
Largest scheme
121 homes · Former Arcade Site, Former Arcade Site, Hoe Street, Walthamstow, E17 4QG
Pipeline pressure
LOW

Named schemes (500m)

Former Arcade Site, Former Arcade Site, Hoe Street, Walthamstow, E17 4QG121 homes
completed
Juniper House, 221, HOE STREET, E17 9PH91 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

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Key facts for E17 9RF

Full postcodeE17 9RF
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHoe Street
Latitude51.583486
Longitude-0.017264
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