Postcode E17 6ED is located in a major urban area, within the Higham Hill area 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 median sale price in Higham Hill is £608,250 (around £671 per square foot), with typical sale prices between £458,513 and £738,750. The nearest station is Blackhorse Road, about 0.5 miles away. There are 14 primary and 3 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 9,392 out of 32,844 areas in England, placing it within the top 29% 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 71.9% 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 6ED.
Blackhorse Road near E17 6ED 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 0.5 miles away. There are 5 stations nearby.
| Distance | Zone | Name | Lines | Directions |
|---|---|---|---|---|
| 0.5 mi | 3 | Blackhorse Road | Overground, Victoria | Walking directions to Blackhorse Road |
| 0.8 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 |
| 0.5 mi | Stoneydown Park | Small | Walking directions to Stoneydown Park |
| 0.3 mi | Rodney Green | Small | Walking directions to Rodney Green |
Based on 78 recent sales, the median property price is £608,250 (about £671 per square foot) in Higham Hill area, with individual transactions ranging from £123,000 up to £910,000.
| Type | Sales | Median | £/sq ft |
|---|---|---|---|
| Detached | 1 | £832,000 | £716 |
| Semi-Detached | 4 | £681,415 | £726 |
| Terraced | 50 | £676,500 | £690 |
| Flats | 23 | £352,000 | £550 |
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 | £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 | £682 |
| 2026 | £533 | £726 | £683 |
There were 50+ recent sold properties in the last 18 months near E17 6ED.
| Date | Address | Type | Tenure | Price | Map |
|---|---|---|---|---|---|
| 22 Jul 2026 | 170, Higham Hill Road, London, E17 6EJ | Terraced | Freehold | £545,000 | |
| 09 Mar 2026 | 144, Higham Hill Road, London, E17 6EJ | Terraced | Freehold | £497,500 | |
| 27 Apr 2026 | 47, Higham Street, London, E17 6BW | Terraced | Freehold | £570,000 | |
| 26 Aug 2026 | 42, Fairfield Road, London, E17 6EW | Terraced | Freehold | £765,000 | |
| 26 Nov 2025 | 4, Fairfield Road, London, E17 6EW | Terraced | Freehold | £678,000 |
In the E17 6ED postcode area, located within Blackhorse Road, there are 14 primary and 3 secondary schools in close proximity.
Ratings include official Ofsted judgements and Area360 summaries of inspection grades. Open a school’s profile for its inspection grades and results.
| Distance | Phase | Name | Type | Rating | Links |
|---|---|---|---|---|---|
| 0.1 mi | Primary | Hillyfield Primary Academy | Academy converter | Good Ofsted rating. Inspected 11 Dec 2018. | |
| 0.3 mi | Not applicable | Big Creative Independent School | Other independent school | Good Ofsted rating. Inspected 10 Jun 2025. | |
| 0.3 mi | 16 plus | Big Creative Academy | Free schools 16 to 19 | Unrated Unrated. |
15 nearby supermarkets & convenience stores within 0.5 mi of E17 6ED
| Distance | Name | Address | Directions |
|---|---|---|---|
| 0.1 mi | JB Food and Wine | Higham Hill Road, Waltham Forest, E17 6FU | Walking directions to JB Food and Wine |
| 0.1 mi | E17 Supermarket | 97 Higham Hill Road, Walthamstow, London, E17 6EA | Walking directions to E17 Supermarket |
| 0.1 mi | Jug and Bottle | St Andrews Road, Waltham Forest, E17 6BA | Walking directions to Jug and Bottle |
| 0.2 mi | SA Mini Supermarket | 274 Higham Hill Road, Walthamstow, London, E17 5RQ | Walking directions to SA Mini Supermarket |
| 0.3 mi | Sasi Cash & Carry | 279 Forest Road, Walthamstow, London, E17 6HD | Walking directions to Sasi Cash & Carry |
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 6ED, 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 6ED 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 vehicle crime.
The median sale price around E17 6ED in Higham Hill is £608,250 (about £671 per square foot) based on 78 registered sales according to HM Land Registry data.
There are 20 schools close to E17 6ED, including Hillyfield Primary Academy (Good), Big Creative Independent School (Good) and Big Creative Academy. Ratings are official Ofsted judgements or Area360 summaries of the latest available inspection grades.
The closest station to E17 6ED is Blackhorse Road in TfL zone 3, about 802 m away, serving the Overground and Victoria lines.
E17 6ED scores 8 out of 10 on the deprivation scale, where 10 is the most deprived. Its neighbourhood ranks 9,392 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 6ED 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).