Higham Hill · Waltham Forest · Walthamstow constituency · 51.59169, -0.03963

E17 6AA— Higham Hill, Waltham Forest

Location and area intelligence for E17 6AA, Higham Hill, Waltham Forest

The family fortress

 

Schools 100%Safety 76/100Transport 36/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
76
Schools
60
Transport
36
Environment
88
Investment
37

The bottom line

E17 6AA offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E17 6AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+3.6% vs London avg
vs London crime+47.0% vs London avg

Deep-dive guides for E17 6AA

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

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“The family fortress”

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How E17 6AA 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 · 5 min walk

KS2: 108.4

—

Secondary

Eden Girls' School, Waltham Forest

Not yet inspected · 4 min walk

P8: +0.97A8: 58.4

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 · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.4 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+41% vs borough

Crime by type

Other30%
Violence & sexual offences27%
Anti-social behaviour19%
Vehicle crime12%
Burglary5%
Drug offences4%
Theft3%
Robbery2%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

4

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 778m

Crime is +47% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£9,402/m²
Price per ft²£873/ft²
Avg floor area78 m²

EPC breakdown

B
2%
C
8%
D
29%
E
3%
F
1%

Based on 43 properties · Confidence: high

Street mix

Terraced 92%Flat 5%Other 3%

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 costLow
Rebuild cost estimate£195,000
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)
RoofPitched, 200 mm loft insulation
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

1996–2025 · CAGR

+8.7%

Total change

+1016%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.5%

per year

Acceleration

-88.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £50k–£75k · 36 sales

Property Type Mix

Total: 36 sales

Terraced94.4%
Flat/maisonette5.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£57k£54k-5.3%2
Post-dot-com plateau2001–2004£115k£215k+87%2.2
Pre-crash peak2006–2007£155k£220k+41.9%2
GFC & correction2009–2011£214k£216k+0.9%1.5
Help-to-Buy recovery2013–2016£310k£390k+25.8%1.3
Pandemic surge2020–2021£450k£523k+16.2%1
Rate-rise correction2022–2023£735k£485k-34%1
Current market2024–2025£810k£636k-21.5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
10.9%
District
10.8%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Blackhorse Road Underground StationVictoria line
6.5 min walk
Blackhorse Road

Nearby stations

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

43

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

3.2 km

Nearest cycle dock

Central London commute times

London Bridge54 min ↑
Victoria ★45 min
Waterloo52 min ↑
Canary Wharf59 min ↑
City49 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

3

Car parks (800m)

6

EV chargers (800m)

Nearest car park161m
Santander docks (800m)0
Nearest cycle dock3.2 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: 7.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.0 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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 costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SINNOTT MEDICAL CENTRE

8 ST ANDREW'S ROAD, WALTHAMWSTOW, E17 6BD

3 min walk

61%

Recommend GP

61%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

12

Restaurants (800m)

12

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 424 m
3 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

605m

Post office

Nearby shops

Kiri's Food & Wine385 m
JB Food and Wine425 m
Blackhorse Food and Wiine474 m
Tesco Express552 m

Nearby cafes

Wood St. Coffee45 m
Demo Cafe237 m
Caribbean Eatery249 m
Hermanos Colombian Coffee Roasters336 m

Nearby restaurants

Grab and Go39 m
It's Not Big Dough116 m
Chefzi162 m
Yasar's Kebab House476 m

Nearby pubs

Pretty Decent130 m
Big Penny Social180 m
Exale Taproom215 m
Signature Brew Taproom218 m

Nearby gyms

Yonder The Studio247 m
Yonder Climbing250 m
F45 Training620 m
Douglas Eyre Sports Centre1.2 km

Nearby pharmacies

Waterman Pharmacy703 m

Nearby health

Jan Dental and Aesthetic Clinic542 m
Food hygiene (5-star)49% of 76

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
6
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

BLACKHORSE LANE ATELIER LTD
BLACKHORSE LANE EMPLOYEES - SHARED OWNERSHIP
CANARY HOUSE REHEARSAL ROOMS LTD
MONANAVEED LIMITED
MUHAMMAUMAIR 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 score20/100
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 owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

56.4

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,465m
Crossrail 2 route1,427m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,121 nationally

2,368

Est. population

9,845/km²

69%

Employed

52%

Degree educated

£43,500

Median income

7.3%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

25%
21%
33%
14%
Under 1826%
18–3422%
35–4933%
50–6414%
65+6%

Tenure

15%
30%
26%
20%
Own outright15%
Own (mortgage)30%
Private rent26%
Social rent20%
Shared ownership9%

Ethnicity

32%
23%
16%
14%
White British32%
White Other23%
Asian16%
Black14%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household45%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent26%
Social rent20%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
7
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
484 homes · 3, 5 and 7, 3, 5 and 7, Blackhorse Lane, Hookers Road, E17 6DS
Pipeline pressure
NONE

Named schemes (500m)

3, 5 and 7, 3, 5 and 7, Blackhorse Lane, Hookers Road, E17 6DS484 homes
completed
3,5,7, 3,5,7, Blackhorse Lane, Walthamstow, E17 6DS388 homes
completed
The Paper Mill Site, 24, The Paper Mill Site, 24, Sutherland Road, Walthamstow, E17 6BH241 homes
completed
Unity Works, Unity Works, Sutherland Road, Walthamstow, E17 6JW110 homes
completed
HILLYFIELDS ESTATE, HILLYFIELDS ESTATE, HILLYFIELD, E17106 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 6AA

Full postcodeE17 6AA
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigham Hill
Latitude51.591694
Longitude-0.039631
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