Hoe Street · Waltham Forest · Walthamstow constituency · 51.58544, -0.01594

E17 9RY— Hoe Street, Waltham Forest

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

The practical family move

 

Schools 75%Safety 67/100Transport 53/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
67
Schools
61
Transport
53
Environment
59
Investment
50

The bottom line

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

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Location

E17 9RY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+71.0% vs London avg

Deep-dive guides for E17 9RY

🛡️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 9RY 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 · 3 min walk

KS2: 103.4

—

Secondary

Walthamstow School for Girls

Not yet inspected · 2 min walk

P8: +0.46A8: 56.3

75% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 2 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

111.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 258.2%

+64% vs borough

Crime by type

Other24%
Violence & sexual offences21%
Anti-social behaviour15%
Vehicle crime12%
Burglary11%
Theft8%
Drug offences6%
Robbery3%

Stop & search

1.7

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 · 1.0km

Crime is +71% 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£8,821/m²
Price per ft²£820/ft²
Avg floor area70.9 m²

EPC breakdown

C
8%
D
6%

Based on 14 properties · Confidence: medium

Street mix

Semi 13%Terraced 44%Flat 38%Other 6%

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£177,250
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)
Roof(another dwelling above)
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

1996–2025 · CAGR

+7.4%

Total change

+702%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.1%

per year

Acceleration

-72.39

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached8.3%
Terraced50%
Flat/maisonette41.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£77k£143k+86%1.5
GFC & correction2008–2012£205k£173k-15.6%1
Help-to-Buy recovery2014–2014£358k£358k+0%2
Pandemic surge2021–2021£617k£617k+0%2
Current market2025–2025£618k£618k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

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
4.4 min walk
Walthamstow Central→ Liverpool Street· 4 tph
19 min

Nearby stations

Walthamstow Central Underground StationVictoria
5 min walk
Walthamstow Central Rail StationWeaver
5 min walk
Walthamstow CentralNational Rail
5 min walk
Walthamstow Queens Road Rail StationSuffragette
9 min walk
Wood Street Rail StationWeaver
12 min walk
No bus stops within 400m

54

Walkability score

118

Footpaths (500m)

0

Santander docks (800m)

2.5 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

10

Car parks (800m)

5

EV chargers (800m)

Nearest car park427m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Town Hall Car Park· yes
645m
🅿️
Bedford Road Car Park· yes
664m

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: 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: 8.1 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 64%
Less green space than 83% 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

NELFT COMMUNITY DIABETES SERVICE

36A HURST ROAD, WALTHAMSTOW, E17 3BL

5 min walk

14

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 866 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

130

Parks (1km)

55

Restaurants (800m)

31

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Goose (319 m)

Nearest supermarketLidl · 461 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

283m

Post office

Nearby shops

Kos Inter Continental Mini Market240 m
Ikiukas LT241 m
Tesco Express342 m
Station Food and Wine439 m

Nearby cafes

Today Bread236 m
Haven Coffee256 m
Brad's Coffee Bar279 m
Cafe Chaii280 m

Nearby restaurants

Toscana 2020255 m
Subway269 m
Roosters Piri Piri270 m
Tonkotsu274 m

Nearby pubs

The Goose319 m
The Nag's Head370 m
Queens Arms371 m
Ye Olde Rose and Crown406 m

Nearby gyms

The Gym Group467 m
Forest YMCA550 m
Waltham Forest Feel Good Centre909 m

Nearby pharmacies

Boots627 m

Nearby health

Addison Road Medical Practice497 m
Comely Bank Health Clinic508 m
The Bailey Practice626 m
Jane Atkinson Health and Wellbeing Centre866 m
Food hygiene (5-star)45% of 203

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

52 CHURCH HILL LIMITED

Investment

Investment grade, yield and market outlook

50

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 score32/100
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

56.8

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,555m
Crossrail 2 route3,026m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,003 nationally

1,774

Est. population

8,954/km²

65%

Employed

53%

Degree educated

£44,900

Median income

6.2%

Claimant rate

Urban coreHigh densityMixed

36

Community stability

Age profile

23%
25%
27%
13%
Under 1823%
18–3425%
35–4927%
50–6413%
65+12%

Tenure

17%
22%
39%
21%
Own outright17%
Own (mortgage)22%
Private rent39%
Social rent21%
Shared ownership2%
Rent free0%

Ethnicity

41%
21%
18%
White British41%
White Other21%
Asian18%
Black10%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine19%
No car household58%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent39%
Social rent21%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
29
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
19
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
2
Under construction
2
Completed (3yr)
97
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 9RY

Full postcodeE17 9RY
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHoe Street
Latitude51.585441
Longitude-0.015938
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