Higham Hill · Waltham Forest · Walthamstow constituency · 51.59202, -0.04014

E17 6DJ— Higham Hill, Waltham Forest

Location and area intelligence for E17 6DJ, 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 6DJ 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.

Check your dealbreakers

Toggle the things that matter to you — see how E17 6DJ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E17 6DJ meets your needs.

Location

E17 6DJ

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 6DJ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E17 6DJ with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E17 6DJ 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 · 3 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 · 21 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 822m

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£6,367/m²
Price per ft²£592/ft²
Avg floor area69.5 m²

EPC breakdown

B
2%
C
19%
D
19%
E
3%
F
1%

Based on 44 properties · Confidence: high

Street mix

Terraced 68%Flat 27%Other 5%

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£173,750
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)
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

1995–2025 · CAGR

+6.9%

Total change

+644%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.7%

per year

Acceleration

-11.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 21 sales

Property Type Mix

Total: 21 sales

Terraced71.4%
Flat/maisonette28.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£120k+101.7%1.8
Post-dot-com plateau2001–2004£79k£90k+13.9%1
Pre-crash peak2006–2007£315k£180k-42.9%1.5
GFC & correction2010–2010£135k£135k+0%1
Help-to-Buy recovery2014–2016£158k£440k+178.5%1.3
Brexit uncertainty2018–2018£550k£550k+0%1
Rate-rise correction2022–2022£525k£525k+0%1
Current market2025–2025£443k£443k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.7% alpha

Terraced-0.7% α
Local
10%
District
10.7%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
6.9 min walk
Blackhorse Road

Nearby stations

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

41

Walkability score

37

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 park141m
Santander docks (800m)0
Nearest cycle dock3.2 km

Connectivity

Broadband and mobile coverage

95%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed487 Mbps
Median download450 Mbps
Superfast coverage95%
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: 19%
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: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

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

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 · 2.3 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)

11

Restaurants (800m)

11

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 457 m
3 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)

594m

Post office

Nearby shops

Kiri's Food & Wine344 m
JB Food and Wine444 m
Blackhorse Food and Wiine511 m
Tesco Express573 m

Nearby cafes

Wood St. Coffee85 m
Caribbean Eatery201 m
Demo Cafe277 m
Hermanos Colombian Coffee Roasters370 m

Nearby restaurants

Grab and Go65 m
It's Not Big Dough83 m
Chefzi139 m
Yasar's Kebab House510 m

Nearby pubs

Pretty Decent93 m
Exale Taproom165 m
Big Penny Social185 m
Signature Brew Taproom190 m

Nearby gyms

Yonder The Studio273 m
Yonder Climbing274 m
F45 Training634 m

Nearby pharmacies

Waterman Pharmacy751 m

Nearby health

Jan Dental and Aesthetic Clinic561 m
Food hygiene (5-star)52% of 71

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

A

High street health

Registered businesses

BLACKHORSE VEHICLE MAINTENANCE LIMITED
BUMSKIN LIMITED
CIRCA SOCIAL LIMITED
EMMERSIVE EVENTS LIMITED PARTNERSHIP
SPEAKEASY LDN LTD

+1 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 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

8/100

Velocity score

Future outlook

59.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,486m
Crossrail 2 route1,404m

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)
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)

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

Live in E17 6DJ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E17 6DJ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

Similar postcodes

Frequently asked questions

📍 Track E17 6DJ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E17 6DJ

Full postcodeE17 6DJ
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigham Hill
Latitude51.592017
Longitude-0.040137
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