Postcode E17 5QS is located in a major urban area, within the Higham Hill ward of Waltham Forest in the London region, and forms part of the Blackhorse Road area. It has average deprivation and high crime levels, with around 86.6 crimes per 1,000 residents per year, about 33% below the London average of 130 per 1,000. The average income per household in Blackhorse Road is £71,094 per year. The nearest station is Blackhorse Road, about 0.7 miles away. There are 11 primary and 2 secondary schools in the area. There are 4 parks nearby, the closest large park is Tottenham Marshes.
Blackhorse Road has an average level of deprivation, ranked at position 14,121 out of 32,844 areas in England, placing it within the top 43% most deprived areas in England.
Blackhorse Road has a high crime rate, with approximately 86.6 reported incidents per 1,000 population each year.
Approximately 7.5% of homes on this street are social housing provided by a local council or housing association. Across the surrounding area, around 21.7% of dwellings are socially rented.
The average income per household in Blackhorse Road is £71,094 per year.
No significant noise sources from railways or roads near E17 5QS.
Blackhorse Road near E17 5QS has no flood risk (less than 0.1% chance of a flood each year) from rivers and sea.
The nearest station is Blackhorse Road located about 0.7 miles away. There are 3 stations nearby.
| Distance | Zone | Name | Lines | Directions |
|---|---|---|---|---|
| 0.7 mi | 3 | Blackhorse Road | Overground, Victoria | Walking directions to Blackhorse Road |
| 0.8 mi | 3 | Northumberland Park | Greater Anglia | Walking directions to Northumberland Park |
| 1 mi | 4 | Meridian Water | Greater Anglia | Walking directions to Meridian Water |
| Distance | Name | Size | Directions |
|---|---|---|---|
| 0.5 mi | Tottenham Marshes | Large | Walking directions to Tottenham Marshes |
| 0.1 mi | Higham Hill Recreation Ground | Medium | Walking directions to Higham Hill Recreation Ground |
| 0.3 mi | Rodney Green | Small | Walking directions to Rodney Green |
Based on 79 recent sales, the median property price is £620,000 (about £677 per square foot) in Higham Hill area, with individual transactions ranging from £123,000 up to £910,000.
| Type | Sales | Median | £/sq ft |
|---|---|---|---|
| Terraced | 51 | £685,000 | £708 |
| Semi-Detached | 4 | £681,415 | £726 |
| Flats | 24 | £384,750 | £557 |
Sale price
| Year | Flats | Semi-Detached | Terraced |
|---|---|---|---|
| 2016 | £365,000 | £508,500 | £440,000 |
| 2017 | £370,000 | £492,500 | £483,500 |
| 2018 | £413,000 | £479,000 | £475,000 |
| 2019 | £390,000 | £498,400 | £437,500 |
| 2020 | £291,000 | £502,500 | £510,500 |
| 2021 | £330,000 | £560,000 | £541,025 |
| 2022 | £382,500 | £616,500 | £625,000 |
| 2023 | £412,500 | £547,500 | £569,000 |
| 2024 | £367,000 | £615,000 | £590,000 |
| 2025 | £400,000 | £605,000 | £628,000 |
| 2026 | £352,000 | £757,830 | £672,500 |
Price per sq ft
| Year | Flats | Semi-Detached | Terraced |
|---|---|---|---|
| 2016 | £523 | £474 | £511 |
| 2017 | £552 | £547 | £495 |
| 2018 | £486 | £517 | £548 |
| 2019 | £480 | £444 | £520 |
| 2020 | £577 | £508 | £584 |
| 2021 | £536 | £581 | £601 |
| 2022 | £574 | £616 | £687 |
| 2023 | £542 | £545 | £665 |
| 2024 | £538 | £573 | £665 |
| 2025 | £586 | £704 | £693 |
| 2026 | £537 | £726 | £682 |
There were 50+ recent sold properties in the last 18 months near E17 5QS.
| Date | Address | Type | Tenure | Price | Map |
|---|---|---|---|---|---|
| 28 Oct 2025 | 3, Norfolk Road, London, E17 5QS | Semi-Detached | Freehold | £804,000 | |
| 15 May 2025 | 17, Norfolk Road, London, E17 5QS | Terraced | Freehold | £467,500 | |
| 16 Dec 2025 | 134, Gloucester Road, London, E17 6AF | Terraced | Freehold | £875,000 | |
| 14 Jul 2026 | 31, Gloucester Road, London, E17 6AE | Other | Freehold | £65,000 | |
| 12 Jan 2026 | 3, Gloucester Road, London, E17 6AE | Terraced | Freehold | £440,000 |
In the E17 5QS postcode area, located within Blackhorse Road, there are 11 primary and 2 secondary schools in close proximity.
10 nearby supermarkets & convenience stores within 0.5 mi of E17 5QS
| Distance | Name | Address | Directions |
|---|---|---|---|
| 0.1 mi | Co-op Food | Higham Hill Road, Waltham Forest, E17 5RG | Walking directions to Co-op Food |
| 0.1 mi | Organic Hill | Higham Hill Road, Waltham Forest, E17 5RG | Walking directions to Organic Hill |
| 0.1 mi | Kiri's Food & Wine | 250 Blackhorse Lane, Walthamstow, London, E17 6AD | Walking directions to Kiri's Food & Wine |
| 0.2 mi | SA Mini Supermarket | 274 Higham Hill Road, Walthamstow, London, E17 5RQ | Walking directions to SA Mini Supermarket |
| 0.2 mi | Jug and Bottle | St Andrews Road, Waltham Forest, E17 6BA | Walking directions to Jug and Bottle |
Annual council tax rates for Waltham Forest district.
Council tax bands are based on the value of your property. Most homes fall into bands A to D.
Elected local representatives for E17 5QS, including ward councillors and the local member of parliament.
Em Dean
Higham Hill - Elected 7 May 2026
Karen Bellamy
Higham Hill - Elected 7 May 2026
Louise Ashcroft
Higham Hill - Elected 7 May 2026
Stella Creasy
Walthamstow - Elected 4 Jul 2024
The area around E17 5QS records about 87 crimes per 1,000 residents per year, which is a high crime rate for England: it scores 7 out of 10 on the Area360 crime scale, where 10 is the highest crime level. Across London as a whole the rate is about 130 per 1,000. The most common offences locally are violence and sexual offences, anti-social behaviour and other theft.
The median sale price around E17 5QS in Higham Hill is £620,000 (about £677 per square foot) based on 79 registered sales according to HM Land Registry data.
There are 17 schools close to E17 5QS, including Whittingham Primary Academy (Good), Big Creative Independent School (Requires improvement) and Hillyfield Primary Academy (Good). Ratings are from the latest Ofsted inspections.
The closest station to E17 5QS is Blackhorse Road in TfL zone 3, about 1,119 m away, serving the Overground and Victoria lines.
E17 5QS scores 6 out of 10 on the deprivation scale, where 10 is the most deprived. Its neighbourhood ranks 14,121 of 32,844 in England on the official Index of Multiple Deprivation (rank 1 is the most deprived).
The Member of Parliament for Walthamstow covering E17 5QS is Stella Creasy (Labour and Co-operative Party), elected at the 2024 general election. The area is represented by 3 local councillors: Em Dean (Green Party), Karen Bellamy (Labour and Co-operative Party) and Louise Ashcroft (Green Party).