Higham Hill · Waltham Forest · Walthamstow constituency · 51.59356, -0.03832

E17 6AS— Higham Hill, Waltham Forest

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

The family fortress

 

Schools 100%Safety 76/100Transport 32/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
63
Safety
76
Schools
60
Transport
32
Environment
88
Investment
39

The bottom line

E17 6AS offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — 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 6AS

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 6AS

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E17 6AS 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 · 4 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 23 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)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 781m

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£9,072/m²
Price per ft²£843/ft²
Avg floor area77.7 m²

EPC breakdown

C
15%
D
42%
E
8%
G
1%

Based on 66 properties · Confidence: high

Street mix

Semi 1%Terraced 99%

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£194,250
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

1996–2025 · CAGR

+7.9%

Total change

+797%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.3%

per year

Acceleration

-53.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 92 sales

Property Type Mix

Total: 92 sales

Semi-detached1.1%
Terraced98.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£58k£110k+91.3%5.2
Post-dot-com plateau2001–2004£109k£202k+85.7%4.2
Pre-crash peak2005–2007£189k£250k+32.1%4.7
GFC & correction2008–2012£257k£225k-12.5%2
Help-to-Buy recovery2013–2016£250k£372k+48.6%1.5
Brexit uncertainty2017–2019£528k£538k+1.9%3
Pandemic surge2020–2021£511k£640k+25.2%3
Current market2024–2025£773k£516k-33.3%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.7% alpha

Terraced-0.7% α
Local
7.9%
District
8.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
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
9.2 min walk
Blackhorse Road

Nearby stations

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

37

Walkability score

46

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

4

Car parks (800m)

6

EV chargers (800m)

Nearest car park222m
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 waterMEDIUM
Medium
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: 8.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.2 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

1 min walk

61%

Recommend GP

61%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 2.2 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)

9

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 645 m
3 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

381m

Post office

Nearby shops

Kiri's Food & Wine234 m
JB Food and Wine297 m
Blackhorse Food and Wiine687 m
Piekarnia Bakery728 m

Nearby cafes

Wood St. Coffee208 m
Caribbean Eatery212 m
Rose Hill Cafe337 m
Demo Cafe453 m

Nearby restaurants

Chefzi78 m
Grab and Go264 m
It's Not Big Dough282 m
Phoenix355 m

Nearby pubs

Prince of Wales117 m
Exale Taproom221 m
Pretty Decent284 m
East London Brewery312 m

Nearby gyms

Yonder The Studio473 m
Yonder Climbing476 m
F45 Training845 m

Nearby pharmacies

Waterman Pharmacy755 m

Nearby health

Jan Dental and Aesthetic Clinic768 m
Food hygiene (5-star)53% of 74

Business

Local businesses registered here

Active businesses
8
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

BESI CONSTRUCTION LTD
COSTER & CO LIMITED
DANKO CONSTRUCTION LIMITED
EM CONSTRUCTION SERVICES LIMITED
JULT CONSULTING LIMITED

+3 more

Investment

Investment grade, yield and market outlook

39

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

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

17/100

Velocity score

Future outlook

53.5

Price growth score

C
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,691m
Crossrail 2 route1,582m

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)
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)
9
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 6AS

Full postcodeE17 6AS
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigham Hill
Latitude51.593560
Longitude-0.038323
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