Higham Hill · Waltham Forest · Walthamstow constituency · 51.59130, -0.03406

E17 6DD— Higham Hill, Waltham Forest

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 33/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
61
Safety
78
Schools
60
Transport
33
Environment
61
Investment
36

The bottom line

E17 6DD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 6DD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for E17 6DD

🛡️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 6DD 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

Willowfield School

Not yet inspected · 9 min walk

P8: +0.01A8: 48.9

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 · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.9 incidents per 1,000 residents

Better than 67% of London
↑ Rising 392.3%

from a low base — still below London average

-34% vs borough

Crime by type

Violence & sexual offences29%
Other27%
Anti-social behaviour19%
Vehicle crime16%
Burglary5%
Drug offences3%
Theft1%
Robbery1%

Stop & search

0.3

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 · 400m

Crime is 31% below London average

Property

18 Apr

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,903/m²
Price per ft²£734/ft²
Avg floor area60.9 m²

EPC breakdown

B
2%
C
33%
D
12%
E
6%

Based on 53 properties · Confidence: high

Street mix

Semi 6%Terraced 88%Detached 6%

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£152,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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

1996–2024 · CAGR

+8.3%

Total change

+842%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.0%

per year

Acceleration

+88.04

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £125k–£150k · 16 sales

Property Type Mix

Total: 16 sales

Detached6.3%
Semi-detached6.3%
Terraced87.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£52k£77k+48.1%1
Post-dot-com plateau2001–2003£115k£165k+43.5%1.3
Pre-crash peak2006–2006£210k£210k+0%1
GFC & correction2011–2012£225k£243k+8%1
Help-to-Buy recovery2013–2015£229k£340k+48.5%1
Pandemic surge2020–2020£639k£639k+0%1
Rate-rise correction2023–2023£345k£345k+0%1
Current market2024–2024£490k£490k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
8.3 min walk
Blackhorse Road

Nearby stations

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

40

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

3.0 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 park282m
Santander docks (800m)0
Nearest cycle dock3.0 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: 8.0 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 19%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.3 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

CLAREMONT MEDICAL CENTRE

27 CLAREMONT ROAD, E17 5RJ

5 min walk

72%

Recommend GP

72%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

65

Parks (1km)

18

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 580 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

570m

Post office

Nearby shops

JB Food and Wine222 m
Piekarnia Bakery358 m
Shamas Food Store514 m
Blackhorse Food and Wiine578 m

Nearby cafes

Net Plus Cafe339 m
Wood St. Coffee345 m
Spring Cafe359 m
Demo Cafe424 m

Nearby restaurants

Jasmine's Kitchen Indian Restaurant322 m
Sasi's Sri Lankan & South Indian Restaurant331 m
Oriental Kitchen335 m
Forest Kebab345 m

Nearby pubs

Prince of Wales281 m
The Lord Palmerston384 m
Forest Wines436 m
Pretty Decent518 m

Nearby gyms

Yonder The Studio506 m
Yonder Climbing513 m

Nearby pharmacies

Waterman Pharmacy370 m

Nearby health

Jan Dental and Aesthetic Clinic764 m
Food hygiene (5-star)43% of 88

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

33 CONSTRUCTION SERVICES LTD
INTERIORSDEC LTD LIMITED
NW MEDICAL SERVICES LTD
REFUEL CAFE LTD
SUNSHINE HEALTH AGENCY LTD

+1 more

Investment

Investment grade, yield and market outlook

36

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 / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

49.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,572m
Crossrail 2 route1,792m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,392 nationally

2,852

Est. population

20,837/km²

64%

Employed

41%

Degree educated

£43,500

Median income

7.1%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

35

Community stability

Age profile

31%
22%
27%
15%
Under 1831%
18–3422%
35–4927%
50–6415%
65+5%

Tenure

19%
26%
39%
Own outright7%
Own (mortgage)19%
Private rent26%
Social rent39%
Shared ownership9%
Rent free0%

Ethnicity

26%
18%
18%
26%
White British26%
White Other18%
Asian18%
Black26%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine21%
No car household49%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent39%
Private rent26%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
10
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)
11
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
Unity Works, Unity Works, Sutherland Road, Walthamstow, E17 6JW110 homes
completed
HILLYFIELDS ESTATE, HILLYFIELDS ESTATE, HILLYFIELD, E17106 homes
completed
87-97A, 87-97A, HIGHAM HILL ROAD, E17104 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 6DD

Full postcodeE17 6DD
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigham Hill
Latitude51.591304
Longitude-0.034061
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