Postcode E17 5RY is located in a major urban area, within the Higham Hill ward of Waltham Forest in the London region, and forms part of the Higham Hill area. It has high deprivation and average crime levels, with around 60.1 crimes per 1,000 residents per year, about 54% below the London average of 130 per 1,000. The average income per household in Higham Hill is £70,811 per year. The nearest station is Blackhorse Road, about 0.8 miles away. There are 12 primary and 2 secondary schools in the area. There are 4 parks nearby, the closest medium park is Higham Hill Recreation Ground.
Higham Hill has a high level of deprivation, ranked at position 10,225 out of 32,844 areas in England, placing it within the top 31% most deprived areas in England.
Higham Hill has an average crime rate, with approximately 60.1 reported incidents per 1,000 population each year.
Approximately 19.3% of homes on this street are social housing provided by a local council or housing association. Across the surrounding area, around 34.8% of dwellings are socially rented.
The average income per household in Higham Hill is £70,811 per year.
No significant noise sources from railways or roads near E17 5RY.
Higham Hill near E17 5RY 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 0.8 miles away. There are 2 stations nearby.
| Distance | Zone | Name | Lines | Directions |
|---|---|---|---|---|
| 0.8 mi | 3 | Blackhorse Road | Overground, Victoria | Walking directions to Blackhorse Road |
| 1 mi | 3 | Northumberland Park | Greater Anglia | Walking directions to Northumberland Park |
| Distance | Name | Size | Directions |
|---|---|---|---|
| 0.2 mi | Higham Hill Recreation Ground | Medium | Walking directions to Higham Hill Recreation Ground |
| 0.4 mi | Cheney Row Park | Small | Walking directions to Cheney Row Park |
| 0.1 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 5RY.
| Date | Address | Type | Tenure | Price | Map |
|---|---|---|---|---|---|
| 09 May 2025 | 25, Manor Road, London, E17 5RY | Other | Freehold | £15,000 | |
| 28 Mar 2025 | 115A, Manor Road, London, E17 5RY | Flats | Leasehold | £253,000 | |
| 03 Oct 2025 | Flat 5, Longlands Court, 49, Manor Road, London, E17 5SB | Flats | Leasehold | £275,000 | |
| 08 Dec 2025 | 72, Carlton Road, London, E17 5RE | Terraced | Freehold | £650,000 | |
| 17 Oct 2025 | 12, Carlton Road, London, E17 5RE | Terraced | Freehold | £500,000 |
In the E17 5RY postcode area, located within Higham Hill, there are 12 primary and 2 secondary schools in close proximity.
15 nearby supermarkets & convenience stores within 0.5 mi of E17 5RY
| Distance | Name | Address | Directions |
|---|---|---|---|
| 0.1 mi | Organic Hill | Higham Hill Road, Waltham Forest, E17 5RG | Walking directions to Organic Hill |
| 0.1 mi | SA Mini Supermarket | 274 Higham Hill Road, Walthamstow, London, E17 5RQ | Walking directions to SA Mini Supermarket |
| 0.1 mi | Co-op Food | Higham Hill Road, Waltham Forest, E17 5RG | Walking directions to Co-op Food |
| 0.2 mi | Nimika Best Food & Wine | 200 Billet Road, London, E17 5DX | Walking directions to Nimika Best Food & Wine |
| 0.3 mi | JB Food and Wine | Higham Hill Road, Waltham Forest, E17 6FU | Walking directions to JB Food and Wine |
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 5RY, 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 5RY records about 60 crimes per 1,000 residents per year, which is a average crime rate for England: it scores 5 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 vehicle crime.
The median sale price around E17 5RY in Higham Hill is £620,000 (about £677 per square foot) based on 79 registered sales according to HM Land Registry data.
There are 20 schools close to E17 5RY, including Whittingham Primary Academy (Good), Lime Academy Hornbeam (Good) and Roger Ascham Primary School (Good). Ratings are from the latest Ofsted inspections.
The closest station to E17 5RY is Blackhorse Road in TfL zone 3, about 1,304 m away, serving the Overground and Victoria lines.
E17 5RY scores 7 out of 10 on the deprivation scale, where 10 is the most deprived. Its neighbourhood ranks 10,225 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 5RY 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).