Higham Hill · Waltham Forest · Walthamstow constituency · 51.59471, -0.03863

E17 6AH— Higham Hill, Waltham Forest

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

The family fortress

 

Schools 100%Safety 76/100Transport 31/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
60
Safety
76
Schools
60
Transport
31
Environment
88
Investment
37

The bottom line

E17 6AH 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 6AH

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 6AH

🛡️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 6AH 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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 24 min walk

5 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 874m

Crime is +47% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£12,205/m²
Price per ft²£1,134/ft²
Avg floor area73.9 m²

EPC breakdown

B
1%
C
7%
D
26%
E
4%
F
1%
G
1%

Based on 40 properties · Confidence: high

Street mix

Terraced 97%Flat 4%

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£184,750
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, no insulation (assumed)
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

+9.9%

Total change

+1592%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.4%

per year

Acceleration

+35.26

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 82 sales

Property Type Mix

Total: 82 sales

Terraced96.3%
Flat/maisonette3.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£114k+120.2%3.7
Post-dot-com plateau2001–2004£123k£196k+59.3%3.8
Pre-crash peak2005–2007£199k£250k+25.5%4.3
GFC & correction2009–2012£210k£245k+16.7%1.3
Help-to-Buy recovery2013–2015£280k£410k+46.4%2.3
Brexit uncertainty2017–2019£538k£590k+9.8%3
Pandemic surge2020–2021£707k£530k-25%1
Rate-rise correction2022–2023£625k£779k+24.6%2.5
Current market2024–2025£702k£880k+25.4%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.5% alpha

Terraced+1.5% α
Local
9.9%
District
8.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
10.6 min walk
Blackhorse Road

Nearby stations

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

33

Walkability score

58

Footpaths (500m)

0

Santander docks (800m)

3.4 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

5

Car parks (800m)

6

EV chargers (800m)

Nearest car park265m
Santander docks (800m)0
Nearest cycle dock3.4 km

Connectivity

Broadband and mobile coverage

98%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed489 Mbps
Median download447 Mbps
Superfast coverage98%
All operators 5G84%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 8.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.3 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

3

GPs within 1km

1

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

6

Restaurants (800m)

6

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 766 m
2 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

302m

Post office

Nearby shops

Kiri's Food & Wine145 m
JB Food and Wine354 m
Blackhorse Food and Wiine812 m
Piekarnia Bakery845 m

Nearby cafes

Caribbean Eatery224 m
Rose Hill Cafe289 m
Wood St. Coffee331 m
Demo Cafe576 m

Nearby restaurants

Chefzi181 m
Food Express297 m
Phoenix299 m
It's Not Big Dough369 m

Nearby pubs

Prince of Wales213 m
East London Brewery227 m
40ft Brewery239 m
Exale Taproom255 m

Nearby gyms

Yonder The Studio588 m
Yonder Climbing590 m
F45 Training949 m

Nearby pharmacies

Waterman Pharmacy864 m

Nearby health

Jan Dental and Aesthetic Clinic878 m
Food hygiene (5-star)55% of 58

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BADEA AYAN CATALIN LTD
BLACKHORSE STUDIO LTD
COCOA'S TOUCH SALON LTD
LLARN LEARNING SERVICES LTD
SALIMA ALI LTD

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 score17/100
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

51.2

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,802m
Crossrail 2 route1,616m

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
Planning apps (3 years)
11
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)
8
Largest scheme
484 homes · 3, 5 and 7, 3, 5 and 7, Blackhorse Lane, Hookers Road, E17 6DS
Pipeline pressure
NONE

Named schemes (500m)

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
Phase 3, Paper Mill Place, 24, Phase 3, Paper Mill Place, 24, Sutherland Road, Walthamstow, E17 6BH82 homes
completed
71- 81, 71- 81, Sutherland Road, 8 St.Andrews's Road, Walthamstow, E17 6BH59 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 6AH

Full postcodeE17 6AH
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigham Hill
Latitude51.594708
Longitude-0.038635
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