Higham Hill · Waltham Forest · Walthamstow constituency · 51.59638, -0.03494

E17 5RG— Higham Hill, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 27/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
55
Safety
76
Schools
60
Transport
27
Environment
63
Investment
37

The bottom line

E17 5RG 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 5RG

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 5RG

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How E17 5RG 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 · 2 min walk

KS2: 106.7

—

Secondary

Eden Girls' School, Waltham Forest

Not yet inspected · 7 min walk

P8: +0.97A8: 58.4

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 26 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

87

Road safety score

5

Accidents (5yr)

2

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 849m

Crime is 12% 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£4,804/m²
Price per ft²£446/ft²
Avg floor area56.8 m²

EPC breakdown

C
19%
D
34%
E
5%
F
2%

Based on 60 properties · Confidence: high

Street mix

Semi 13%Terraced 67%Other 21%

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£142,000
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)
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

1995–2025 · CAGR

+5%

Total change

+329%

Market Activity

Price Velocity & Acceleration

Current Velocity

-46.5%

per year

Acceleration

-235.10

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached16.7%
Terraced83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£103k+63.5%1.5
Post-dot-com plateau2001–2004£133k£180k+35.3%2.5
Pre-crash peak2005–2007£187k£207k+10.7%2.7
GFC & correction2010–2010£165k£165k+0%1
Help-to-Buy recovery2013–2016£249k£175k-29.7%1
Rate-rise correction2023–2023£505k£505k+0%1
Current market2025–2025£270k£270k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.1% alpha

Terraced-2.1% α
Local
12%
District
14.1%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
13.7 min walk
Blackhorse Road

Nearby stations

Blackhorse Road Underground StationVictoria
14 min walk
Blackhorse Road Rail StationSuffragette
15 min walk
Blackhorse RoadNational Rail
15 min walk
St James Street (London) Rail StationWeaver
21 min walk
Walthamstow Central Underground StationVictoria
23 min walk
No bus stops within 400m

32

Walkability score

60

Footpaths (500m)

0

Santander docks (800m)

3.4 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park158m
Santander docks (800m)0
Nearest cycle dock3.4 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: 8.5 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.6 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

2 min walk

86%

Recommend GP

86%

Overall GP experience

6

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

Amenities

Shops, restaurants, parks and more

75

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 689 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

19m

Post office

Nearby shops

JB Food and Wine348 m
Kiri's Food & Wine420 m
Priory News594 m
Luks Minimarket728 m

Nearby cafes

Rose Hill Cafe90 m
Caribbean Eatery540 m
Wood St. Coffee588 m
Monoux 2 Coffee House748 m

Nearby restaurants

Food Express21 m
Phoenix64 m
Chefzi467 m
Hotwings528 m

Nearby pubs

The Tavern On The Hill42 m
Prince of Wales375 m
40ft Brewery464 m
East London Brewery481 m

Nearby gyms

Yonder The Studio857 m
Yonder Climbing861 m

Nearby pharmacies

Waterman Pharmacy900 m
Food hygiene (5-star)44% of 39

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

CUT THROAT MS LTD
FEG FISH & CHIPS LTD
HIGHAM HILL PUB LIMITED
JIF IT LTD
KOKO CONSTRUCT LIMITED

+7 more

Investment

Investment grade, yield and market outlook

37

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

42.3

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route12,070m
Crossrail 2 route1,929m

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)
12
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)
10
Largest scheme
241 homes · The Paper Mill Site, 24, The Paper Mill Site, 24, Sutherland Road, Walthamstow, E17 6BH
Pipeline pressure
NONE

Named schemes (500m)

The Paper Mill Site, 24, The Paper Mill Site, 24, Sutherland Road, Walthamstow, E17 6BH241 homes
completed
HILLYFIELDS ESTATE, HILLYFIELDS ESTATE, HILLYFIELD, E17106 homes
completed
95-105, 95-105, St Andrews Road, 1-29, Clayton Court, 2 Lowther Road, Walthamstow, E17 6BA30 homes
completed
Garages on, Garages on, Oatland Rise, Rear of St Andrews Court, Walthamstow, E1718 homes
completed
198-204, 198-204, HIGHAM HILL ROAD, E1710 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 5RG

Full postcodeE17 5RG
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigham Hill
Latitude51.596381
Longitude-0.034938
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