Hoe Street · Waltham Forest · Walthamstow constituency · 51.58496, -0.00923

E17 9RW— Hoe Street, Waltham Forest

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

The practical family move

 

Schools 75%Safety 69/100Transport 42/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
58
Safety
69
Schools
90
Transport
42
Environment
68
Investment
41

The bottom line

E17 9RW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E17 9RW

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 9RW

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

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“The practical family move”

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How E17 9RW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Henry Maynard Primary School

Good · Inspected Sept 2023 · 5 min walk

KS2: 104.5

—

Secondary

Walthamstow School for Girls

Not yet inspected · 4 min walk

P8: +0.46A8: 56.3

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 4 min walk

5 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)

2

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.5km

Crime is +53% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£12,586/m²
Price per ft²£1,169/ft²
Avg floor area79.7 m²

EPC breakdown

B
4%
C
1%
D
8%
E
8%
F
1%
G
2%

Based on 24 properties · Confidence: medium

Street mix

Semi 16%Terraced 72%Detached 8%Other 4%

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£199,250
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)
RoofAverage thermal transmittance 0.11 W/m²K
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.8%

Total change

+1564%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.7%

per year

Acceleration

-19.31

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 24 sales

Property Type Mix

Total: 24 sales

Detached8.3%
Semi-detached16.7%
Terraced75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£62k£140k+127%1.3
Post-dot-com plateau2001–2004£184k£240k+30.8%1.2
Pre-crash peak2005–2007£233k£333k+43%1.5
GFC & correction2008–2008£360k£360k+0%1
Help-to-Buy recovery2016–2016£658k£658k+0%3
Brexit uncertainty2017–2017£665k£665k+0%3
Pandemic surge2020–2021£730k£715k-2.1%1
Rate-rise correction2022–2022£805k£805k+0%1
Current market2024–2025£990k£1.03m+3.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
11.8%
District
11.2%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing5
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
8.9 min walk
Wood Street→ Liverpool Street· 4 tph
21 min

Nearby stations

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

42

Walkability score

73

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria52 min ↑
Waterloo57 min ↑
Canary Wharf54 min ↑
City ★44 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

13

Car parks (800m)

8

EV chargers (800m)

Nearest car park97m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Brandon Road Carpark
514m
🅿️
Town Hall Car Park· yes
791m

Connectivity

Broadband and mobile coverage

100%

Full fibre

77%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed409 Mbps
Median download406 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 waterLOW
Low
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: 8.3 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.9 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

ADDISON ROAD MEDICAL PRACTICE

46 RAVENSWOOD ROAD, WALTHAMSTOW, E17 9LY

2 min walk

78%

Recommend GP

78%

Overall GP experience

15

GPs within 1km

1

Dentists within 1km

6

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 677 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

123

Parks (1km)

29

Restaurants (800m)

17

Cafes (800m)

6

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketMetro Food Centre · 668 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

451m

Post office

Nearby shops

Bayer Food Centre473 m
Clapton Craft477 m
Orzet Polski Sklep641 m
Welcome Food Centre678 m

Nearby cafes

The Rolling Scones Cafe123 m
The Deli415 m
The Village Bakery421 m
The Old Station Yard Cafe463 m

Nearby restaurants

Greedy's276 m
Village Pizzeria297 m
The Village Kitchen337 m
Biff's Jack Shack363 m

Nearby pubs

Malt Haus122 m
Trap Taproom136 m
Pillars Brewery145 m
Mother's Ruin Gin Factory146 m

Nearby gyms

Forest YMCA559 m
Walthamstow Cricket Tennis and Squash Club705 m
Waltham Forest Feel Good Centre982 m

Nearby pharmacies

Well Pharmacy479 m

Nearby health

The Bailey Practice184 m
Addison Road Medical Practice248 m
Comely Bank Health Clinic258 m
Reliable Scan Limited533 m
Food hygiene (5-star)48% of 110

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

41

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

45.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,733m
Crossrail 2 route3,494m

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
No
Article 4 area
Yes
Listed buildings (800m)
24
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
15
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
0
Under construction
0
Completed (3yr)
8
Largest scheme
436 homes · Marlowe Road Estate, Marlowe Road Estate, Marlowe Road, Walthamstow, E17
Pipeline pressure
NONE

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
Garages R/O Kimm House, Adjacent Poplar and Astins Houses, Garages R/O Kimm House, Adjacent Poplar and Astins Houses, The Drive, Walthamstow, E1729 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 9RW

Full postcodeE17 9RW
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHoe Street
Latitude51.584959
Longitude-0.009232
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