Higham Hill · Waltham Forest · Walthamstow constituency · 51.59462, -0.03369

E17 5RJ— Higham Hill, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 77/100Transport 29/100Low yield 2.76%

Best for: Families

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Car-dependent area — limited public transport

Liveability
58
Safety
77
Schools
60
Transport
29
Environment
62
Investment
34

The bottom line

E17 5RJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £630,000 median — 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 5RJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+21.2% vs London avg
vs London income-11.9% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for E17 5RJ

🛡️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 5RJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hillyfield Primary Academy

Not yet inspected · 2 min walk

KS2: 108.4

—

Secondary

Eden Girls' School, Waltham Forest

Not yet inspected · 8 min walk

P8: +0.97A8: 58.4

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.3 incidents per 1,000 residents

Better than 61% of London
↑ Rising 284.0%

from a low base — still below London average

-24% vs borough

Crime by type

Other25%
Violence & sexual offences22%
Anti-social behaviour19%
Vehicle crime14%
Drug offences8%
Burglary6%
Theft5%
Robbery1%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 637m

Crime is 21% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£630,000

Median sale price

Above London median by 21%

£630,000 is 21% above the London median (£520,000)

+8.8%

This year

Terraced

Dominant type

Price history

5-year change
+12.9%
Sales (24 months)7
New build0.0%
Avg terraced£756,500
Avg flat£469,000
Price per m²£9,000/m²
Price per ft²£836/ft²
Avg floor area69.6 m²

EPC breakdown

B
1%
C
9%
D
40%
E
5%
F
2%
G
1%

Based on 58 properties · Confidence: high

Street mix

Semi 9%Terraced 54%Flat 36%Other 1%

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

Stamp duty

Standard buyer£19,000
First-time buyerFTB
£19,000
Additional propertyBTL/2nd
£37,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

17.0×

Price-to-income

£3,152/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£174,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.7%

Total change

+835%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.6%

per year

Acceleration

-53.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £50k–£75k · 68 sales

Property Type Mix

Total: 68 sales

Semi-detached8.8%
Terraced54.4%
Flat/maisonette36.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£99k+65%2
Post-dot-com plateau2001–2004£103k£180k+74.8%2.5
Pre-crash peak2005–2007£209k£255k+22%2
GFC & correction2011–2012£247k£240k-2.8%3
Help-to-Buy recovery2014–2016£228k£390k+71.1%2
Brexit uncertainty2017–2019£360k£305k-15.3%2.7
Pandemic surge2020–2021£358k£558k+56.1%4.5
Rate-rise correction2022–2023£539k£565k+4.9%2
Current market2024–2025£735k£561k-23.6%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.9% alpha

Weakest performer

Flat/maisonette

+0.5% alpha

Terraced+0.9% α
Local
9.2%
District
8.3%
Flat/maisonette+0.5% α
Local
7.4%
District
6.9%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
12 min walk
Blackhorse Road

Nearby stations

Blackhorse Road Underground StationVictoria
13 min walk
Blackhorse Road Rail StationSuffragette
13 min walk
Blackhorse RoadNational Rail
13 min walk
St James Street (London) Rail StationWeaver
19 min walk
Walthamstow Queens Road Rail StationSuffragette
20 min walk
No bus stops within 400m

31

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

3.3 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

5

Car parks (800m)

3

EV chargers (800m)

Nearest car park140m
Santander docks (800m)0
Nearest cycle dock3.3 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: 8.4 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 61%
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

CLAREMONT MEDICAL CENTRE

27 CLAREMONT ROAD, E17 5RJ

0 min walk

72%

Recommend GP

72%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.9 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)

14

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 753 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

222m

Post office

Nearby shops

JB Food and Wine150 m
Priory News468 m
Kiri's Food & Wine484 m
Wins Local Food & Wine646 m

Nearby cafes

Rose Hill Cafe128 m
Wood St. Coffee488 m
Caribbean Eatery544 m
Net Plus Cafe662 m

Nearby restaurants

Phoenix151 m
Food Express218 m
Chefzi417 m
Grab and Go564 m

Nearby pubs

The Tavern On The Hill252 m
Prince of Wales264 m
Exale Taproom561 m
East London Brewery562 m

Nearby gyms

Yonder The Studio746 m
Yonder Climbing752 m

Nearby pharmacies

Waterman Pharmacy687 m
Food hygiene (5-star)36% of 62

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

AKKAD LIMITED
BEAUTY GLAMOUR LIMITED
DSZ TRADING LIMITED
GANYMEDE DESIGN LIMITED
GMOS TRADERS LTD

+5 more

Investment

Investment grade, yield and market outlook

34

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

57.6

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,922m
Crossrail 2 route1,924m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,336 nationally

1,870

Est. population

13,791/km²

59%

Employed

39%

Degree educated

£37,000

Median income

6.7%

Claimant rate

SuburbanHigh densityEstablished mixed

46

Community stability

Age profile

27%
23%
24%
16%
Under 1827%
18–3423%
35–4924%
50–6416%
65+10%

Tenure

20%
30%
24%
25%
Own outright20%
Own (mortgage)30%
Private rent24%
Social rent25%
Shared ownership1%

Ethnicity

32%
17%
20%
17%
White British32%
White Other17%
Asian20%
Black17%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine21%
No car household42%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent25%
Private rent24%

vs. London

Income vs London-11.9%
Price vs London+21.2%

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)
12
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)
12
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
WALTHAMSTOW FOOTBALL GROUND, WALTHAMSTOW FOOTBALL GROUND, GREEN POND ROAD, E17 6EN159 homes
completed
HILLYFIELDS ESTATE, HILLYFIELDS ESTATE, HILLYFIELD, E17106 homes
completed
87-97A, 87-97A, HIGHAM HILL ROAD, E17104 homes
completed
2, 2, GREEN POND ROAD, E1740 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£630,000)

£19,000

Standard buyer

£19,000

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 5RJ

Full postcodeE17 5RJ
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigham Hill
Latitude51.594625
Longitude-0.033686
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