Higham Hill · Waltham Forest · Walthamstow constituency · 51.59998, -0.03735

E17 5PQ— Higham Hill, Waltham Forest

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

London's quiet achiever

 

Safety 81/100Transport 19/100Low yield 3.36%

Best for: Families

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Car-dependent area — limited public transport

Liveability
43
Safety
81
Schools
—
Transport
19
Environment
88
Investment
42

The bottom line

E17 5PQ 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 5PQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.9% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for E17 5PQ

🛡️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 5PQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Whittingham Primary Academy

Not yet inspected · 4 min walk

KS2: 106.7

—

Secondary

Eden Girls' School, Waltham Forest

Not yet inspected · 9 min walk

P8: +0.97A8: 58.4

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.6 incidents per 1,000 residents

Better than 54% of London
→ Stable

-12% vs borough

Crime by type

Anti-social behaviour26%
Violence & sexual offences26%
Other23%
Vehicle crime8%
Drug offences6%
Burglary6%
Robbery3%
Theft2%

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 · 1.3km

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area71.3 m²

EPC breakdown

C
24%
D
10%
E
4%
F
2%

Based on 40 properties · Confidence: high

Street mix

Semi 4%Terraced 52%Flat 44%

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£178,250
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

1995–2022 · CAGR

+9%

Total change

+929%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.6%

per year

Acceleration

+29.27

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached4.5%
Terraced54.5%
Flat/maisonette40.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£52k£58k+12.6%1.5
Post-dot-com plateau2003–2003£143k£143k+0%1
Pre-crash peak2005–2007£167k£130k-22.2%1.7
GFC & correction2008–2012£158k£215k+36.5%1
Help-to-Buy recovery2013–2015£220k£170k-22.7%1
Brexit uncertainty2017–2017£350k£350k+0%1
Pandemic surge2021–2021£383k£383k+0%4
Rate-rise correction2022–2022£530k£530k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.1% alpha

Terraced-2.1% α
Local
7.4%
District
9.5%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
17.7 min walk
Blackhorse Road

Nearby stations

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

26

Walkability score

66

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park343m
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: 8.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 34%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.9 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

8 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 · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

70

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 (397 m)

Nearest supermarketCo-op Food · 744 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)

427m

Post office

Nearby shops

Kiri's Food & Wine590 m
JB Food and Wine778 m

Nearby cafes

Rose Hill Cafe523 m
Caribbean Eatery758 m
Wood St. Coffee924 m
Bloqs Kitchen1.0 km

Nearby restaurants

Food Express432 m
Phoenix498 m
Hotwings538 m
Chefzi774 m

Nearby pubs

The Tavern On The Hill397 m
40ft Brewery547 m
East London Brewery591 m
Renegade Urban Winery654 m

Nearby gyms

Yonder The Studio1.2 km
Yonder Climbing1.2 km
Food hygiene (5-star)48% of 23

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

GLOVE UP! LIMITED
PRESTEDGE PLUMBING SERVICES LTD
RAI SUPPLY LTD
SCALP MAGIC PIGMENTATION LTD

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 score13/100
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

14.4

Price growth score

E
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route12,382m
Crossrail 2 route2,020m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,974 nationally

2,029

Est. population

12,832/km²

54%

Employed

31%

Degree educated

£37,000

Median income

8.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

44

Community stability

Age profile

26%
24%
22%
18%
Under 1826%
18–3424%
35–4922%
50–6418%
65+11%

Tenure

13%
21%
16%
50%
Own outright13%
Own (mortgage)21%
Private rent16%
Social rent50%
Shared ownership1%

Ethnicity

27%
14%
30%
17%
White British28%
White Other14%
Asian30%
Black17%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine23%
No car household35%
Unemployed8%
No qualifications24%

Housing tenure (Census 2021)

Social rent50%
Private rent16%

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
318, 318, Higham Hill Road, Walthamstow, E17 5RG9 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

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Key facts for E17 5PQ

Full postcodeE17 5PQ
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigham Hill
Latitude51.599983
Longitude-0.037353
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