Higham Hill · Waltham Forest · Walthamstow constituency · 51.59903, -0.03077

E17 5JB— Higham Hill, Waltham Forest

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

The family fortress

 

Schools 100%Safety 72/100Transport 21/100Low yield 3.36%

Best for: Families

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Car-dependent area — limited public transport

Liveability
51
Safety
72
Schools
60
Transport
21
Environment
67
Investment
42

The bottom line

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

The catch: 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

E17 5JB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E17 5JB

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

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“The family fortress”

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How E17 5JB 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 · 3 min walk

KS2: 111.3

—

Secondary

Walthamstow Academy

Not yet inspected · 6 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 · 29 min walk

5 primaries · 2 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.0km

Crime is +28% above London average

Property

Prices, sales volume and market trends

Avg floor area98 m²

EPC breakdown

B
1%
C
7%
D
6%
E
2%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 17%Terraced 67%Detached 8%Flat 8%

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£245,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 150 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

2000–2022 · CAGR

+8.3%

Total change

+476%

Market Activity

Price Velocity & Acceleration

Current Velocity

+55.4%

per year

Acceleration

-44.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 11 sales

Property Type Mix

Total: 11 sales

Detached9.1%
Semi-detached18.2%
Terraced63.6%
Flat/maisonette9.1%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£116k£116k+0%2
Post-dot-com plateau2002–2004£138k£230k+66.7%1.3
Pre-crash peak2005–2006£210k£215k+2.4%1
Brexit uncertainty2018–2018£430k£430k+0%1
Rate-rise correction2022–2022£668k£668k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
18.3 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
24 min walk
Walthamstow Central Rail StationWeaver
24 min walk
No bus stops within 400m

37

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

3.5 km

Nearest cycle dock

Central London commute times

London Bridge56 min ↑
Victoria ★47 min
Waterloo54 min ↑
Canary Wharf61 min ↑
City51 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 park143m
Santander docks (800m)0
Nearest cycle dock3.5 km

Connectivity

Broadband and mobile coverage

94%

Full fibre

88%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed448 Mbps
Median download430 Mbps
Superfast coverage94%
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 AONB28% green spaceTree canopy: 31%
More green space than 83% 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 · 1.9 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

90

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Tavern On The Hill (382 m)

Nearest supermarketCo-op Food · 299 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)

1

Cinemas (2km)

426m

Post office

Nearby shops

Luks Minimarket358 m
Priory News571 m
Raji Local584 m
JB Food and Wine677 m

Nearby cafes

Monoux 2 Coffee House382 m
Rose Hill Cafe471 m
Wood St. Coffee991 m
Net Plus Cafe1.1 km

Nearby restaurants

Hotwings116 m
Food Express431 m
Phoenix449 m
Gökyüzü782 m

Nearby pubs

The Tavern On The Hill382 m
Prince of Wales769 m
The Lord Palmerston1.1 km

Nearby pharmacies

Waterman Pharmacy1.1 km

Nearby health

GP CTS1.0 km
Ching Way Medical Practice1.0 km
Food hygiene (5-star)45% of 29

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

TALENT&STARS FOOTBALL & LEGAL LIMITED

Investment

Investment grade, yield and market outlook

42

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 owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

25.7

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route12,452m
Crossrail 2 route2,327m

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)
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)
7
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
FORMER SIDNEY CHAPLIN SCHOOL, 1-31, FORMER SIDNEY CHAPLIN SCHOOL, 1-31, OSPREY CLOSE, E17 5NT31 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
100-102, 100-102, Manor Road, Leyton, E10 7HW5 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 5JB

Full postcodeE17 5JB
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigham Hill
Latitude51.599027
Longitude-0.030767
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