Higham Hill · Waltham Forest · Walthamstow constituency · 51.59971, -0.03199

E17 5HE— Higham Hill, Waltham Forest

Location and area intelligence for E17 5HE, Higham Hill, Waltham Forest

The family fortress

 

Schools 100%Safety 76/100Transport 18/100Low yield 3.36%

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
51
Safety
76
Schools
60
Transport
18
Environment
65
Investment
46

The bottom line

E17 5HE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 52 min to victoria — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E17 5HE scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E17 5HE meets your needs.

Location

E17 5HE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-11.9% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for E17 5HE

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E17 5HE with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E17 5HE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Whittingham Primary Academy

Not yet inspected · 4 min walk

KS2: 106.7

—

Secondary

Walthamstow Academy

Not yet inspected · 7 min walk

P8: +0.52A8: 52.6

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 30 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

56.9 incidents per 1,000 residents

Better than 57% of London
↑ Rising 800.0%

-16% vs borough

Crime by type

Other31%
Violence & sexual offences29%
Anti-social behaviour17%
Vehicle crime10%
Drug offences6%
Burglary5%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.1km

Crime is 12% below London average

Property

Prices, sales volume and market trends

Avg floor area51.6 m²

EPC breakdown

C
14%

Based on 14 properties · Confidence: medium

Street mix

Flat 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

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£129,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2023 · CAGR

+6.3%

Total change

+308%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.4%

per year

Acceleration

+28.38

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 25 sales

Property Type Mix

Total: 25 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£80k£80k+0%12
Post-dot-com plateau2002–2004£127k£139k+8.6%2.5
Pre-crash peak2006–2007£145k£185k+27.6%1
Help-to-Buy recovery2013–2016£155k£267k+72.3%1
Brexit uncertainty2018–2018£277k£277k+0%1
Pandemic surge2020–2020£263k£263k+0%1
Rate-rise correction2023–2023£325k£325k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.9% alpha

Flat/maisonette+3.9% α
Local
26.4%
District
22.5%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing5
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Blackhorse Road Underground StationVictoria line
18.7 min walk
Blackhorse Road

Nearby stations

Blackhorse Road Underground StationVictoria
19 min walk
Blackhorse Road Rail StationSuffragette
20 min walk
Blackhorse RoadNational Rail
20 min walk
Walthamstow Central Underground StationVictoria
26 min walk
Walthamstow Central Rail StationWeaver
26 min walk
No bus stops within 400m

36

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

3.6 km

Nearest cycle dock

Central London commute times

London Bridge63 min ↑
Victoria ★52 min
Waterloo60 min ↑
Canary Wharf66 min ↑
City58 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park31m
Santander docks (800m)0
Nearest cycle dock3.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

8%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed133 Mbps
Median download177 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: 8.9 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 52%
More green space than 77% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.0 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield848.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CLAREMONT MEDICAL CENTRE

27 CLAREMONT ROAD, E17 5RJ

7 min walk

72%

Recommend GP

72%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

83

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Tavern On The Hill (386 m)

Nearest supermarketCo-op Food · 373 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

432m

Post office

Nearby shops

Luks Minimarket441 m
Priory News679 m
Raji Local697 m
JB Food and Wine728 m

Nearby cafes

Monoux 2 Coffee House466 m
Rose Hill Cafe497 m
Wood St. Coffee1.0 km
Net Plus Cafe1.2 km

Nearby restaurants

Hotwings166 m
Food Express438 m
Phoenix472 m
Gökyüzü766 m

Nearby pubs

The Tavern On The Hill386 m
40ft Brewery792 m
Prince of Wales795 m
East London Brewery825 m

Nearby health

GP CTS1.0 km
Ching Way Medical Practice1.0 km
Food hygiene (5-star)42% of 26

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

46

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

24.8

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route12,490m
Crossrail 2 route2,297m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,225 nationally

1,898

Est. population

18,591/km²

65%

Employed

44%

Degree educated

£37,000

Median income

6.8%

Claimant rate

SuburbanVery high densityEstablished mixed

43

Community stability

Age profile

27%
23%
27%
16%
Under 1827%
18–3423%
35–4927%
50–6416%
65+8%

Tenure

18%
33%
30%
18%
Own outright18%
Own (mortgage)33%
Private rent30%
Social rent18%
Shared ownership1%
Rent free0%

Ethnicity

33%
22%
17%
16%
White British33%
White Other22%
Asian17%
Black16%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine19%
No car household40%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent30%
Social rent18%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
9
Borough approval rate
82%
Historic landfill (400m)
1
Opportunity area
Lee Valley
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
Largest scheme
349 homes · Kimberley Industrial Estate & Billet Works, Kimberley Industrial Estate & Billet Works, Billet Road, Walthamstow, E17 5DZ
Pipeline pressure
NONE

Named schemes (500m)

COGAN AVENUE, E17 5PP152 homes
completed
FORMER SIDNEY CHAPLIN SCHOOL, 1-31, FORMER SIDNEY CHAPLIN SCHOOL, 1-31, OSPREY CLOSE, E17 5NT31 homes
completed
318, 318, Higham Hill Road, Walthamstow, E17 5RG9 homes
completed
Garages Adjacent 14, Garages Adjacent 14, Cheney Row, Walthamstow, E17 5ED6 homes
completed
9 to 13, 9 to 13, Manor Road, E176 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.7%
Ward turnout
28%
Election year
2022
MP
Ms Stella Creasy (Labour (Co-op))
MP majority
17,996
Constituency
Walthamstow

Councillors

Karen BellamyLabour
Kira Millana LewisLabour
Alistair StrathernLabour

Live in E17 5HE? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E17 5HE.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

Similar postcodes

Frequently asked questions

📍 Track E17 5HE

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E17 5HE

Full postcodeE17 5HE
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigham Hill
Latitude51.599713
Longitude-0.031993
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