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Higham Hill

Interactive map displaying Higham Hill

About

Higham Hill is situated in the northeastern part of the London Borough of Waltham Forest, bordering the River Lea and the borough of Enfield. The area is primarily residential, characterised by a mix of Victorian terraces, interwar semis, and more recent housing developments. Its streets are generally quiet, with several small parks and green spaces providing local recreation.

The area's identity is closely linked to the Lea Valley, with the River Lea forming its western boundary. The historic Higham Hill House, now a community centre, stands as a local landmark. Public transport connections are provided primarily by bus routes, linking residents to Walthamstow and other parts of northeast London.

Area overview

On average Higham Hill has high deprivation and low crime levels, with around 58 crimes per 1,000 residents per year, about 55% below the London average of 130 per 1,000. Approximately 36.7% of homes in this area are social housing provided by a local council or housing association. The average income per household in Higham Hill is £70,811 per year. There are 2 schools in Higham Hill: 2 primary (0 Outstanding and 2 Good) and 0 secondary (0 Outstanding and 0 Good). On average most houses in the area have low public transport connectivity. Higham Hill is home to around 10,275 people, with a population density of about 5,225.3 per km².

Crime rate
4/10
Crimes per 1k residents
58
Deprivation level
8/10
Income level
4/10
Social housing
36.7%
Connectivity
3/10

Area Profile

Higham Hill Population
10,275
Population density
5,225.3 per km²

Crime

Crime per 1,000 population

Violence and sexual offences
21.61(-30%)
Anti-social behaviour
17.52(-35%)
Vehicle crime
8.27(-12%)
Criminal damage and arson
5.64(-1%)
Drugs
5.16(-17%)
London average

Demographics

Ethnic groups

British
3,086
30.03%
Other White
1,536
14.95%
Pakistani
1,215
11.82%
African
839
8.17%
Caribbean
804
7.82%
Total population: 10,275

Economics

Education (age 16+)

Level 4+ (Degree)
3,077
38.57%
No qualifications
1,671
20.95%
Level 3 (A level)
1,056
13.24%
Level 2 (GCSEs 9-4)
906
11.36%
Level 1 (GCSEs 3-1)
763
9.56%
Total 16+ residents: 7,978

Housing

Housing tenure

Owns with a mortgage
1,018
29.36%
Social rents from council
795
22.93%
Private landlord or letting agency
604
17.42%
Owns outright
499
14.39%
Other social rented
411
11.85%
Total households: 3,467

Property prices in Higham Hill

Median price£586,250
Price per sq ft£642
Sales (last 12 months)55
Typical range (middle 50%)£467K – £716K

Based on 55 recent sales, the median property price is £586,250 (about £642 per square foot) in Higham Hill area, with individual transactions ranging from £200,000 up to £875,000.

Prices by property typelast 12 months

Median sale price, median price per square foot, sales count, and percentile information for each property type in Higham Hill over the last year.
TypeSalesMedian£/sq ft
Terraced35£650,000£677
Semi-Detached3£605,000£697
Detached1£485,000£506
Flats16£391,250£542

10-year price trendmedian sale price in Higham Hill

Sale price

Ten year median sale price trend for each property type in Higham Hill.
YearFlatsSemi-DetachedTerraced
2016£407,500£537,000£437,000
2017£420,000£485,000£482,500
2018£425,000£479,000£452,500
2019£391,500£498,400£425,000
2020£320,000£525,000£490,000
2021£382,625£542,550£510,000
2022£419,750£648,000£600,000
2023£412,500£547,500£556,250
2024£367,000£615,000£575,000
2025£400,000£565,000£597,500
2026£363,000£757,830£685,000
Ten year median sale price trend for each property type in Higham Hill.

Price per sq ft

Ten year median sale price per square foot trend for each property type in Higham Hill.
YearFlatsSemi-DetachedTerraced
2016£535£445£524
2017£556£546£472
2018£486£517£477
2019£493£444£494
2020£577£537£564
2021£578£536£574
2022£548£609£681
2023£542£545£662
2024£520£573£669
2025£550£669£618
2026£522£726£638
Ten year median sale price per square foot trend for each property type in Higham Hill.

Price distribution by property typelast 12 months

Price distribution by property type for Higham Hill in the last year.

All postcodes in Higham Hill

E175EG

Stow Crescent

E175RQ

Higham Hill Road

E175DS

Billet Road

E175SB

Manor Road

E175PX

Billet Road

E175NH

Priors Croft

E175RT

Manor Close

E175NN

Rodney Place

E175HJ

Fairview Close

E175QB

Sinnott Road

E175NS

Billet Road

E175EA

Durban Road

E175SP

Sandpiper Close

E175SZ

Banbury Road

E176EG

Bramley Close

E175HR

Heron Close

Data Sources

All data is sourced from official UK government agencies and public datasets. Last updated: 16/07/2026. Read more about how our statistics are calculated.