Postcode E17 6BS 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 high deprivation and low crime levels, with around 44.5 crimes per 1,000 residents per year, about 66% 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 0.4 miles away. There are 10 primary and 2 secondary schools in the area. There are 5 parks nearby, the closest medium park is Higham Hill Recreation Ground.
Blackhorse Road has a high level of deprivation, ranked at position 8,644 out of 32,844 areas in the United Kingdom, placing it within the top 26% most deprived areas in England.
Blackhorse Road has a low crime rate, with approximately 44.5 reported incidents per 1,000 population each year.
Approximately 26.6% 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 6BS.
Blackhorse Road near E17 6BS 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 0.4 miles away. There are 5 stations nearby.
| Distance | Zone | Name | Lines | Directions |
|---|---|---|---|---|
| 0.4 mi | 3 | Blackhorse Road | Overground, Victoria | Walking directions to Blackhorse Road |
| 0.7 mi | 3 | St James Street | Overground | Walking directions to St James Street |
| 0.9 mi | 3 | Walthamstow Queens Road | Overground | Walking directions to Walthamstow Queens Road |
| Distance | Name | Size | Directions |
|---|---|---|---|
| 0.4 mi | Higham Hill Recreation Ground | Medium | Walking directions to Higham Hill Recreation Ground |
| 0.4 mi | Stoneydown Park | Small | Walking directions to Stoneydown Park |
| 0.4 mi | Rodney Green | Small | Walking directions to Rodney Green |
Based on 84 recent sales, the median property price is £627,500 (about £673 per square foot) in Higham Hill area, with individual transactions ranging from £123,000 up to £910,000.
| Type | Sales | Median | £/sq ft |
|---|---|---|---|
| Semi-Detached | 4 | £681,415 | £726 |
| Terraced | 58 | £677,000 | £719 |
| Detached | 1 | £485,000 | £506 |
| Flats | 21 | £387,000 | £543 |
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 | £336,000 | £757,830 | £685,000 |
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 | £536 | £726 | £677 |
There were 50+ recent sold properties in the last 18 months near E17 6BS.
In the E17 6BS postcode area, located within Blackhorse Road, there are 10 primary and 2 secondary schools in close proximity.
15 nearby supermarkets & convenience stores within mi of E17 6BS
| Distance | Name | Address | Directions |
|---|---|---|---|
| 0.1 mi | Jug and Bottle | St Andrews Road, Waltham Forest, E17 6BA | Walking directions to Jug and Bottle |
| 0.1 mi | Londis | Blackhorse Lane, London, E17 6AA | Walking directions to Londis |
| 0.2 mi | JB Food and Wine | Higham Hill Road, Waltham Forest, E17 6FU | Walking directions to JB Food and Wine |
| 0.2 mi | E17 Supermarket | 97 Higham Hill Road, Walthamstow, London, E17 6EA | Walking directions to E17 Supermarket |
| 0.2 mi | Nisha Cash and Carry | Forest Road, Waltham Forest, E17 6HE | Walking directions to Nisha Cash and Carry |
Annual council tax rates for Waltham Forest district (2025-26).
Council tax bands are based on the value of your property. Most homes fall into bands A to D.
Elected local representatives for E17 6BS, 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 6BS records about 44 crimes per 1,000 residents per year, which is a low crime rate for England: it scores 3 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 6BS in Blackhorse Road is £627,500 (about £673 per square foot) based on 84 registered sales according to HM Land Registry data.
There are 17 schools close to E17 6BS, including Hillyfield Primary Academy (Good), Big Creative Academy (Outstanding) and Big Creative Independent School (Requires improvement). Ratings are from the latest Ofsted inspections.
The closest station to E17 6BS is Blackhorse Road in TfL zone 3, about 628 m away, serving the Overground and Victoria lines.
E17 6BS scores 8 out of 10 on the deprivation scale, where 10 is the most deprived. Its neighbourhood ranks 8,644 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 6BS 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).
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.