Higham Hill · Waltham Forest · Tottenham constituency · 51.58694, -0.05260

N17 9NG— Higham Hill, Waltham Forest

Location and area intelligence for N17 9NG, Higham Hill, Waltham Forest

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 76/100Transport 46/100Yield 4.08%
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Strong, well-rated schools set this area apart

Area score
62
Safety
76
Schools
90
Transport
46
Environment
85
Investment
63

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Location

N17 9NG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

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

Deep-dive guides for N17 9NG

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

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How N17 9NG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ferry Lane Primary School

Good · Inspected Sept 2023 · 5 min walk

KS2: 104.2

—

Secondary

Eden Girls' School, Waltham Forest

Not yet inspected · 13 min walk

P8: +0.97A8: 58.4

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 20 min walk

1 primaries · 1 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

12

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.5km

Crime is +47% above London average

Property

Prices, sales volume and market trends

LHA rates — Outer North London

Shared room£595/mo
1 bedroom£1150/mo
2 bedrooms£1400/mo
3 bedrooms£1695/mo
4 bedrooms£2200/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

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

Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Tottenham HaleNational Rail
7 min walk
Tottenham Hale Underground StationVictoria
7 min walk
Blackhorse Road Rail StationSuffragette
10 min walk
Blackhorse Road Underground StationVictoria
10 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
18 min walk
No bus stops within 400m

33

Walkability score

93

Footpaths (500m)

0

Santander docks (800m)

3.2 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★44 min
Waterloo51 min ↑
Canary Wharf56 min ↑
City44 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)

1

EV chargers (800m)

Total spaces (800m)2
Nearest car park17m
Santander docks (800m)0
Nearest cycle dock3.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 Mbps
Superfast coverage100%
All operators 5G94%

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: 26.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 81% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 0.2 km

Energy

Solar: 851 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): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield850.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WELBOURNE GP SURGERY, WELBOURNE H C

UNIT 1, WALTER TULL HOUSE, MONUMENT WAY, N17 9QX

11 min walk

70%

Recommend GP

70%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

83

Parks (1km)

0

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Pret A Manger (570 m)

Nearest supermarketLidl · 589 m
1 tennis courts1 swimming pools1 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)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Lock 17 Wholefoods256 m
RJV News350 m
Asda Express482 m
Tesco Express494 m

Nearby cafes

The Larder184 m
Table 13440 m
Costa547 m
Archives Ldn563 m

Nearby restaurants

Pret A Manger570 m
Greggs573 m
Dodici Pizze623 m
Burger King674 m

Nearby pubs

The Ferry Boat Inn6 m
Beavertown Brewery Taproom502 m
Pressure Drop550 m
The Black Horse626 m

Nearby gyms

The Gym488 m
F45 Training573 m
Stronghold Tottenham Hale589 m
Anytime Fitness627 m

Nearby pharmacies

Boots721 m

Nearby health

Tottenham Hale Kidney & Diabetes Centre437 m
Jan Dental and Aesthetic Clinic665 m
Food hygiene (5-star)71% of 17

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

63

Investment score

Good

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

38.9

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route10,662m
Crossrail 2 route489m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,250 nationally

2,368

Est. population

11,752/km²

66%

Employed

47%

Degree educated

£43,500

Median income

7.3%

Claimant rate

Inner cityHigh densityMixed

36

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 / professional35%
Routine / semi-routine22%
No car household58%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent33%
Private rent33%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Borough approval rate
82%
Opportunity area
Lee Valley
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
506
Largest scheme
1210 homes · Gls Depot, Former GLS Supplies Depot, Mill Mead Road, N17 9QQ
Pipeline pressure
NONE

Named schemes (500m)

Hale Wharf, Hale Wharf, Ferry Lane, Haringey505 homes
completed
FERRY LANE WHARF, FERRY LANE WHARF, FERRY LANE, N17248 homes
completed
225, 225, Reedham Close, N17 9PZ1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.7%
Ward turnout
28%
Election year
2022
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Karen BellamyLabour
Kira Millana LewisLabour
Alistair StrathernLabour

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Compare Waltham Forest with nearby boroughs:

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Key facts for N17 9NG

Full postcodeN17 9NG
Postcode districtN17
BoroughLondon Borough of Waltham Forest
WardHigham Hill
Latitude51.586937
Longitude-0.052597
Parliamentary constituencyTottenham
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