Hoe Street · Waltham Forest · Walthamstow constituency · 51.58079, -0.01588

E17 9TA— Hoe Street, Waltham Forest

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

The practical family move

 

Bottom 25% LondonSchools 80%Safety 74/100Transport 48/100Low yield 3.36%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
74
Schools
64
Transport
48
Environment
67
Investment
56

The bottom line

E17 9TA offers exceptional schools (80% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E17 9TA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E17 9TA

🛡️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 9TA 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 · 6 min walk

P8: +0.46A8: 56.3

80% of local schools rated Good or Outstanding · based on 13 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.3km

Crime is +6% above London average

Property

Prices, sales volume and market trends

Avg floor area55.4 m²

EPC breakdown

C
9%

Based on 9 properties · Confidence: low

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

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£138,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1976-1982
WallsCavity wall, as built, insulated (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

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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

Nearby stations

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

53

Walkability score

130

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

15

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)10
Nearest car park423m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
621m
🅿️
Sainsbury's Car Park
800m

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: 37%
Less green space than 88% 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

QUEENS ROAD MEDICAL CENTRE

48 QUEENS ROAD, WALTHAMSTOW, E17 8PX

4 min walk

78%

Recommend GP

78%

Overall GP experience

8

GPs within 1km

5

Dentists within 1km

8

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.3 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

63

Parks (1km)

56

Restaurants (800m)

23

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

3

Sports (1km)

3

Convenience

Nearest supermarketLidl · 584 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)

431m

Post office

Nearby shops

European Market202 m
Express Supermarket218 m
Station Food and Wine223 m
Tesco Express382 m

Nearby cafes

Chaiiwala226 m
The Village Bakery233 m
Rio's238 m
The Deli239 m

Nearby restaurants

One for the Table159 m
Etles Uyghur Restaurant202 m
Gunes203 m
New Quattro203 m

Nearby pubs

Queens Arms244 m
The Castle325 m
The Village Public House353 m
The Goose366 m

Nearby gyms

The Gym Group593 m
Raw Gym833 m
Leyton Gym850 m
Leyton Leisure Centre934 m

Nearby pharmacies

Boots604 m
MS Chemist1.0 km

Nearby health

Comely Bank Health Clinic455 m
Addison Road Medical Practice456 m
Key 2 Smile634 m
The Bailey Practice686 m
Food hygiene (5-star)42% of 217

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

DY CARS LIMITED
EUSRUST HEALTHCARE LIMITED
L&E PRIVATE LTD

Investment

Investment grade, yield and market outlook

56

Investment score

Good

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 score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

50.1

Price growth score

C
Medium

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,104m
Crossrail 2 route3,124m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
30
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
22
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
1-2 Station Approach, 1-2 Station Approach, Hoe Street, Walthamstow, E17 9QF69 homes
completed
3-25, 3-25, WEST AVENUE, E1720 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

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Key facts for E17 9TA

Full postcodeE17 9TA
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHoe Street
Latitude51.580791
Longitude-0.015880
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