Higham Hill · Waltham Forest · Walthamstow constituency · 51.60147, -0.03258

E17 5SW— Higham Hill, Waltham Forest

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

The family fortress

 

Schools 100%Safety 78/100Transport 16/100Low yield 3.36%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
48
Safety
78
Schools
60
Transport
16
Environment
68
Investment
41

The bottom line

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

The catches: 52 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Do you have or plan to have school-age children?
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Location

E17 5SW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment 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 5SW

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E17 5SW 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 · 6 min walk

KS2: 106.7

—

Secondary

Walthamstow Academy

Not yet inspected · 8 min walk

P8: +0.52A8: 52.6

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 33 min walk

5 primaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.3km

Crime is 32% below London average

Property

Prices, sales volume and market trends

Avg floor area74.6 m²

EPC breakdown

C
12%

Based on 12 properties · Confidence: medium

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£186,500
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (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

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
20.7 min walk
Blackhorse Road

Nearby stations

Blackhorse Road Underground StationVictoria
22 min walk
Blackhorse Road Rail StationSuffragette
22 min walk
Blackhorse RoadNational Rail
22 min walk
Walthamstow Central Underground StationVictoria
28 min walk
Walthamstow Central Rail StationWeaver
28 min walk
No bus stops within 400m

32

Walkability score

47

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park187m
Santander docks (800m)0
Nearest cycle dock3.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed461 Mbps
Median download434 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: 9.1 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 70%
More green space than 88% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.2 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

10 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 · 2.1 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

79

Parks (1km)

4

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 (549 m)

Nearest supermarketCo-op Food · 455 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)

594m

Post office

Nearby shops

Luks Minimarket531 m
Raji Local854 m
Priory News869 m
Kiri's Food & Wine902 m

Nearby cafes

Monoux 2 Coffee House555 m
Rose Hill Cafe671 m
Bloqs Kitchen984 m

Nearby restaurants

Hotwings280 m
Food Express600 m
Phoenix645 m
Gökyüzü656 m

Nearby pubs

The Tavern On The Hill549 m
40ft Brewery884 m
East London Brewery923 m
Prince of Wales963 m

Nearby health

GP CTS867 m
Ching Way Medical Practice870 m
Food hygiene (5-star)43% of 21

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

CUCURINDAN LTD
R BROWN SERVICE’S LTD
RIVER SUPPORT SERVICES LTD

Investment

Investment grade, yield and market outlook

41

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 score12/100
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

14.2

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route12,656m
Crossrail 2 route2,380m

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
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)
1
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
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)

COGAN AVENUE, E17 5PP152 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
Garages Rear Of 49 To 67b, Garages Rear Of 49 To 67b, Carlton Road, Walthamstow, E173 homes
completed
7, 7, Durban Road, Walthamstow, E17 5EA2 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 5SW

Full postcodeE17 5SW
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigham Hill
Latitude51.601467
Longitude-0.032582
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