Higham Hill · Waltham Forest · Walthamstow constituency · 51.59879, -0.02790

E17 5HY— Higham Hill, Waltham Forest

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

The family fortress

 

Schools 100%Safety 72/100Transport 16/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
50
Safety
72
Schools
60
Transport
16
Environment
76
Investment
33

The bottom line

E17 5HY offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 53 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

E17 5HY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.9% vs London avg
vs London crime+28.0% vs London avg

Deep-dive guides for E17 5HY

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E17 5HY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Roger Ascham Primary School

Not yet inspected · 1 min walk

KS2: 111.3

—

Secondary

Walthamstow Academy

Not yet inspected · 3 min walk

P8: +0.52A8: 52.6

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 23 min walk

7 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

83.1 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 235.9%

+22% vs borough

Crime by type

Violence & sexual offences28%
Other24%
Anti-social behaviour21%
Vehicle crime13%
Burglary6%
Drug offences4%
Theft3%
Robbery1%

Stop & search

0.8

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)

3

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.0km

Crime is +28% 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£7,176/m²
Price per ft²£667/ft²
Avg floor area86.9 m²

EPC breakdown

B
9%
C
13%
D
22%
E
5%
F
2%

Based on 51 properties · Confidence: high

Street mix

Semi 28%Terraced 72%

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£217,250
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, 200 mm loft insulation
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

1996–2025 · CAGR

+8.6%

Total change

+996%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.3%

per year

Acceleration

-24.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £500k–£600k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached28.6%
Terraced71.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£57k£90k+57.9%2
Post-dot-com plateau2002–2004£175k£200k+14.3%2
Pre-crash peak2005–2007£263k£259k-1.6%2
GFC & correction2008–2012£288k£247k-14.2%1
Help-to-Buy recovery2013–2016£268k£540k+101.9%2
Brexit uncertainty2017–2019£569k£505k-11.2%2
Pandemic surge2020–2021£450k£625k+38.9%1
Rate-rise correction2022–2022£705k£705k+0%1
Current market2025–2025£625k£625k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
10.1%
District
10.5%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing7
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Walthamstow Central Underground StationVictoria line
22.2 min walk
Walthamstow Queens Road→ Liverpool Street· 4 tph
19 min

Nearby stations

Blackhorse Road Underground StationVictoria
20 min walk
Blackhorse Road Rail StationSuffragette
21 min walk
Walthamstow Central Underground StationVictoria
23 min walk
Walthamstow Central Rail StationWeaver
23 min walk
Walthamstow Queens Road Rail StationSuffragette
24 min walk
No bus stops within 400m

40

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

3.5 km

Nearest cycle dock

Central London commute times

London Bridge62 min ↑
Victoria ★53 min
Waterloo61 min ↑
Canary Wharf68 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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park244m
Santander docks (800m)0
Nearest cycle dock3.5 km

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: 9.0 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 28%
More green space than 98% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.2 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

THE PENRHYN SURGERY

2A PENRHYN AVENUE, WALTHAMSTOW, E17 5DB

4 min walk

52%

Recommend GP

52%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

94

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Tavern On The Hill (536 m)

Nearest supermarketCo-op Food · 140 m
1 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)

1

Cinemas (2km)

410m

Post office

Nearby shops

Luks Minimarket172 m
Raji Local414 m
Priory News483 m
JB Food and Wine745 m

Nearby cafes

Monoux 2 Coffee House194 m
Rose Hill Cafe592 m
La Delice in the Park748 m
Deeney's Cafe986 m

Nearby restaurants

Hotwings160 m
Phoenix576 m
Food Express577 m
O' Cha Thai658 m

Nearby pubs

The Tavern On The Hill536 m
Prince of Wales872 m
The Lord Palmerston1.1 km

Nearby pharmacies

Morrisons Pharmacy1.1 km
Waterman Pharmacy1.1 km

Nearby health

GP CTS1.0 km
Ching Way Medical Practice1.0 km
Food hygiene (5-star)50% of 18

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ABIGAIL WOODMAN LIMITED
CAROL'S & CDD PROPERTY SERVICES LTD
EAST LONDON WATERWORKS PARK
MAMMA SWIM CIC
SELWYN COURT LIMITED

+3 more

Investment

Investment grade, yield and market outlook

33

Investment score

Weak

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

30.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route12,506m
Crossrail 2 route2,485m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,831 nationally

2,588

Est. population

9,028/km²

65%

Employed

46%

Degree educated

£37,000

Median income

8.0%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

29%
26%
25%
13%
Under 1830%
18–3426%
35–4925%
50–6413%
65+7%

Tenure

13%
37%
14%
29%
Own outright13%
Own (mortgage)37%
Private rent14%
Social rent29%
Shared ownership6%
Rent free1%

Ethnicity

32%
18%
16%
18%
White British32%
White Other18%
Asian16%
Black18%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine19%
No car household36%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent29%
Private rent14%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
7
Borough approval rate
82%
Historic landfill (400m)
2
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)
3
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)

Kimberley Industrial Estate & Billet Works, Kimberley Industrial Estate & Billet Works, Billet Road, Walthamstow, E17 5DZ349 homes
completed
Garages Adjacent 14, Garages Adjacent 14, Cheney Row, Walthamstow, E17 5ED6 homes
completed
100-102, 100-102, Manor Road, Leyton, E10 7HW5 homes
completed
Land adjacent, 12, Land adjacent, 12, Heron Close, Walthamstow, E17 5HR2 homes
completed
5, 5, Lyne Crescent, Walthamstow, E17 5HY2 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

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Key facts for E17 5HY

Full postcodeE17 5HY
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigham Hill
Latitude51.598790
Longitude-0.027904
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