Neighbourhood · Waltham Forest

Higham Hill: house prices and how the area is changing

Official figures for the Higham Hill neighbourhood of Waltham Forest, England (ONS area Waltham Forest 009). Headline figures assembled 14 October 2026. Postcodes E17, E4. Figures that read a point use the neighbourhood's centre, near E17 5HH.

A middle-income neighbourhood, changing little against Waltham Forest

Higham Hill is a middle-income neighbourhood; it is changing little against Waltham Forest (few signs of gentrification: 3 of 20 signals rising, 1 falling). Houses here typically resell for £579,000 and flats for £381,250 (median resale prices, 2023-2025). Recorded crime is lower than across Waltham Forest (0.7 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Blackhorse Road, is about a 19-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 14 October 2026; source dates are shown below.

Typical house price

£579,000

Median resale price of houses in the neighbourhood, 2023-2025; +29% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£381,250

Median resale price of flats in the neighbourhood, 2023-2025; +19% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Middle income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Few signs

Weighted balance +0.02; 3 of 20 signals up, 1 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 4 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 2 to 4.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£70,800

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.7 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Higham Hill sits in Waltham Forest

Typical house price: 5th lowest of 28 neighbourhoods in Waltham Forest
Typical flat price: 12th highest of 28 neighbourhoods in Waltham Forest
Average household income: 14th highest of 28 neighbourhoods in Waltham Forest

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 14 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Higham Hill

Median resale price of houses each year here and across Waltham Forest, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Waltham Forest, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 14 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

3 of 20 counted signals point towards rising affluence against Waltham Forest, 1 the other way and 16 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

Residents aged 25 to 29
Solar and heat pumps
Homes selling

Falling behind the borough

Home improvement applications

Stations and schools nearby

Nearest station

Blackhorse Road Railway and Underground station, about a 19-minute walk from the neighbourhood's centre (1.5 km in a straight line). About 8 trains an hour leave between 07:00 and 19:00 on a weekday: London Overground to Barking Riverside (about 24 min) and Gospel Oak (about 19 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Whittingham Primary Academy 190 m from the neighbourhood's centre. Ofsted: Ungraded visit: Improved significantly (Jun 2025).
Nearest state secondary school Walthamstow Academy 580 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Nov 2022).

Schools: Department for Education, Get Information about Schools (13 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Higham Hill

What is the typical house price in Higham Hill?

£579,000. Median resale price of houses in the neighbourhood, 2023-2025; +29% against 2017-2019.

How does Higham Hill compare with the rest of Waltham Forest?

Typical house price: 5th lowest of 28 neighbourhoods in Waltham Forest. Typical flat price: 12th highest of 28 neighbourhoods in Waltham Forest. Average household income: 14th highest of 28 neighbourhoods in Waltham Forest.

Is Higham Hill an affluent area?

Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Higham Hill gentrifying?

Few signs. Weighted balance +0.02; 3 of 20 signals up, 1 down, against the borough.

What is the nearest station to Higham Hill?

Blackhorse Road. Railway and Underground station, about a 19-minute walk from the neighbourhood's centre (1.5 km in a straight line). About 8 trains an hour leave between 07:00 and 19:00 on a weekday: London Overground to Barking Riverside (about 24 min) and Gospel Oak (about 19 min).

Which state schools are nearest to Higham Hill?

Nearest state primary school. Whittingham Primary Academy. 190 m from the neighbourhood's centre. Ofsted: Ungraded visit: Improved significantly (Jun 2025). Nearest state secondary school. Walthamstow Academy. 580 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Nov 2022).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.