Higham Hill · Waltham Forest · Walthamstow constituency · 51.60107, -0.03631

E17 5PP— Higham Hill, Waltham Forest

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

London's quiet achiever

 

Safety 78/100Transport 17/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
39
Safety
78
Schools
—
Transport
17
Environment
88
Investment
33

The bottom line

E17 5PP offers low crime, fast broadband and a green environment — 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.

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Location

E17 5PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-11.9% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for E17 5PP

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How E17 5PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Whittingham Primary Academy

Not yet inspected · 5 min walk

KS2: 106.7

—

Secondary

Eden Girls' School, Waltham Forest

Not yet inspected · 11 min walk

P8: +0.97A8: 58.4

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.9 incidents per 1,000 residents

Better than 68% of London
↑ Rising 4050.0%

from a low base — still below London average

-35% vs borough

Crime by type

Violence & sexual offences36%
Other27%
Anti-social behaviour18%
Vehicle crime7%
Drug offences4%
Burglary4%
Theft2%
Robbery2%

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 · 1.4km

Crime is 32% below 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£6,458/m²
Price per ft²£600/ft²
Avg floor area75.1 m²

EPC breakdown

C
8%
D
6%
E
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 27%Terraced 73%

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£187,750
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, with external insulation
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

1997–2024 · CAGR

+6.9%

Total change

+506%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.1%

per year

Acceleration

-21.86

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached27.3%
Terraced72.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£80k£132k+65%1
Post-dot-com plateau2002–2004£152k£208k+36.8%1
GFC & correction2008–2012£225k£212k-5.8%1
Help-to-Buy recovery2013–2014£195k£345k+76.9%1
Brexit uncertainty2018–2018£449k£449k+0%1
Current market2024–2024£485k£485k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
19.3 min walk
Blackhorse Road

Nearby stations

Blackhorse Road Underground StationVictoria
20 min walk
Blackhorse Road Rail StationSuffragette
21 min walk
Blackhorse RoadNational Rail
21 min walk
Tottenham Hale Underground StationVictoria
27 min walk
St James Street (London) Rail StationWeaver
28 min walk
No bus stops within 400m

26

Walkability score

60

Footpaths (500m)

0

Santander docks (800m)

3.7 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park305m
Santander docks (800m)0
Nearest cycle dock3.7 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 AONB100% green spaceTree canopy: 70%
More green space than 99% 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

HIGHAM HILL MEDICAL CENTRE

258-260 HIGHAM HILL ROAD, WALTHAMSTOW, E17 5RQ

9 min walk

86%

Recommend GP

86%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

3

Restaurants (800m)

2

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 (490 m)

Nearest supermarketCo-op Food · 687 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)

527m

Post office

Nearby shops

Kiri's Food & Wine730 m
Luks Minimarket761 m
JB Food and Wine879 m

Nearby cafes

Rose Hill Cafe621 m
Caribbean Eatery897 m
Bloqs Kitchen909 m
Wood St. Coffee1.1 km

Nearby restaurants

Hotwings487 m
Food Express533 m
Phoenix595 m
Subway858 m

Nearby pubs

The Tavern On The Hill490 m
40ft Brewery688 m
East London Brewery732 m
Renegade Urban Winery794 m
Food hygiene (5-star)43% of 21

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

E

High street health

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 score12/100
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

28.5

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route12,521m
Crossrail 2 route2,154m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,423 nationally

1,890

Est. population

5,478/km²

52%

Employed

31%

Degree educated

£37,000

Median income

8.1%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

43

Community stability

Age profile

30%
23%
22%
17%
Under 1830%
18–3423%
35–4922%
50–6417%
65+8%

Tenure

22%
13%
55%
Own outright8%
Own (mortgage)22%
Private rent13%
Social rent55%
Shared ownership2%
Rent free1%

Ethnicity

25%
13%
24%
23%
White British25%
White Other13%
Asian24%
Black23%
Mixed10%
Other6%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine23%
No car household32%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Social rent55%
Private rent13%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (3 years)
8
Borough approval rate
82%
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
152 homes · COGAN AVENUE, E17 5PP
Pipeline pressure
NONE

Named schemes (500m)

COGAN AVENUE, E17 5PP152 homes
completed
VACANT LAND OFF, VACANT LAND OFF, SINNOT ROAD, E17102 homes
completed
FORMER SIDNEY CHAPLIN SCHOOL, 1-31, FORMER SIDNEY CHAPLIN SCHOOL, 1-31, OSPREY CLOSE, E17 5NT31 homes
completed
1-3, 1-3, Cooper Avenue, Walthamstow, E17 5PN5 homes
completed
324, 324, HIGHAM HILL ROAD, Walthamstow, E17 5RG3 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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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 5PP

Full postcodeE17 5PP
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigham Hill
Latitude51.601071
Longitude-0.036310
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