Higham Hill Road, London
House prices, sold prices and local information for E17 5RQ, E17 6EA, E17 5RG.
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At a glance
49 property sales on Higham Hill Road, London have been recorded by HM Land Registry since 2016. In the last 12 months 3 homes sold here for an average of £564,700. Most sales here are terraced homes, which have sold for an average of £548,818. Average sale prices rose from £394,350 in 2016 to £651,050 in 2026 (+65%), though averages on a single street can swing with the mix of homes sold. That is 25% below the London average of £755,818 over the same period. 13 homes here have sold more than once since 2016; 10 of them sold for more the second time. By property type, sales here have been 78% terraced, 14% flat, 8% semi-detached. Recorded sale prices on Higham Hill Road range from £175,000 to £792,000. 76% of homes sold here were freehold and 24% leasehold.
House prices on Higham Hill Road compared
Average sale price over the last 12 months. See all E17 house prices.
Average sale price by year
Tenure: 76% freehold and 24% leasehold across 70 recorded sales.
Prices by property type
| Type | Sales | Average price | Last sold |
|---|---|---|---|
| Terraced | 38 | £548,818 | 22 Jul 2026 |
| Flat | 7 | £320,721 | 26 Mar 2025 |
| Semi-detached | 4 | £540,500 | 8 Sep 2025 |
Sold prices on Higham Hill Road
| Address | Date | Price | Type | Tenure |
|---|---|---|---|---|
| 170, Higham Hill Road E17 6EJ | 22 Jul 2026 | £545,000 | Terraced | Freehold |
| 69, Higham Hill Road E17 6EA | 10 Jul 2026 | £757,100 | Terraced | Freehold |
| 196, Higham Hill Road E17 5RQ | 26 Jun 2026 | £250,000 | Other | Freehold |
| 144, Higham Hill Road E17 6EJ | 9 Mar 2026 | £497,500 | Terraced | Freehold |
| 3, Higham Hill Road E17 6EA | 7 Nov 2025 | £392,000 | Terraced | Freehold |
| 385, Higham Hill Road E17 5QY | 10 Oct 2025 | £487,000 | Terraced | Leasehold |
| 278, Higham Hill Road E17 5RG | 8 Sep 2025 | £270,000 | Semi-detached | Freehold |
| 73, Higham Hill Road E17 6EA | 28 Aug 2025 | £720,000 | Terraced | Freehold |
| 77, Higham Hill Road E17 6EA | 28 Aug 2025 | £792,000 | Terraced | Freehold |
| 9, Higham Hill Road E17 6EA | 1 Aug 2025 | £707,500 | Terraced | Freehold |
| 28, Higham Hill Road E17 6ER | 27 Mar 2025 | £763,500 | Terraced | Freehold |
| 407, Higham Hill Road E17 5QY | 26 Mar 2025 | £278,000 | Flat | Leasehold |
| 250, Higham Hill Road E17 5RQ | 13 Dec 2024 | £675,000 | Semi-detached | Freehold |
| 287, Higham Hill Road E17 5RQ | 14 Nov 2024 | £340,000 | Semi-detached | Freehold |
| 196, Higham Hill Road E17 5RQ | 1 Nov 2024 | £385,000 | Other | Freehold |
| 256, Higham Hill Road E17 5RQ | 27 Sep 2024 | £200,000 | Other | Freehold |
| First Floor Flat, 256A, Higham Hill Road E17 5RQ | 27 Sep 2024 | £230,000 | Other | Leasehold |
| 32, Higham Hill Road E17 6ER | 27 Sep 2024 | £725,000 | Terraced | Freehold |
| 287, Higham Hill Road E17 5RQ | 12 Sep 2024 | £340,000 | Semi-detached | Freehold |
| 221, Higham Hill Road E17 5RQ | 28 Aug 2024 | £643,000 | Terraced | Freehold |
| 371, Higham Hill Road E17 5QY | 25 Jun 2024 | £490,050 | Flat | Leasehold |
| 317, Higham Hill Road E17 5RG | 31 May 2024 | £25,000 | Other | Freehold |
| 319, Higham Hill Road E17 5RG | 31 May 2024 | £25,000 | Other | Freehold |
| 319, Higham Hill Road E17 5RG | 15 Apr 2024 | £50,000 | Other | Leasehold |
| 371, Higham Hill Road E17 5QY | 14 Sep 2023 | £325,000 | Flat | Leasehold |
| 284, Higham Hill Road E17 5RG | 12 Jul 2023 | £505,000 | Terraced | Freehold |
| 14, Higham Hill Road E17 6ER | 11 Jul 2023 | £513,500 | Terraced | Freehold |
| 4, Higham Hill Road E17 6ER | 26 May 2023 | £720,000 | Terraced | Freehold |
| 69, Higham Hill Road E17 6EA | 17 Mar 2023 | £625,000 | Terraced | Freehold |
| 24, Higham Hill Road E17 6ER | 12 Dec 2022 | £627,500 | Terraced | Freehold |
| 350, Higham Hill Road E17 5QX | 14 Oct 2022 | £600,000 | Terraced | Freehold |
| 321, Higham Hill Road E17 5RG | 12 Sep 2022 | £70,000 | Other | Leasehold |
| 65, Higham Hill Road E17 6EA | 6 Jul 2022 | £680,000 | Semi-detached | Freehold |
| 236, Higham Hill Road E17 5RQ | 19 Nov 2021 | £535,000 | Terraced | Freehold |
| 1, Higham Hill Road E17 6EA | 7 Oct 2021 | £427,000 | Terraced | Freehold |
| 252A - 252B, Higham Hill Road E17 5RQ | 28 Sep 2021 | £315,000 | Flat | Leasehold |
| 75, Higham Hill Road E17 6EA | 6 Aug 2021 | £527,500 | Terraced | Freehold |
| 310, Higham Hill Road E17 5RG | 30 Jun 2021 | £450,000 | Other | Freehold |
| 401, Higham Hill Road E17 5QY | 30 Apr 2021 | £425,000 | Flat | Leasehold |
| 213, Higham Hill Road E17 5RQ | 30 Mar 2021 | £540,000 | Terraced | Freehold |
| 81, Higham Hill Road E17 6EA | 10 Mar 2021 | £540,500 | Terraced | Freehold |
| 248, Higham Hill Road E17 5RQ | 30 Sep 2020 | £260,000 | Flat | Leasehold |
| 32, Higham Hill Road E17 6ER | 15 Sep 2020 | £625,000 | Terraced | Freehold |
| 73, Higham Hill Road E17 6EA | 18 Oct 2019 | £615,000 | Terraced | Freehold |
| 176, Higham Hill Road E17 6EJ | 3 May 2019 | £430,000 | Terraced | Freehold |
| 266, Higham Hill Road E17 5RQ | 7 Mar 2019 | £365,000 | Terraced | Freehold |
| 350, Higham Hill Road E17 5QX | 26 Oct 2018 | £415,000 | Terraced | Freehold |
| 217, Higham Hill Road E17 5RQ | 19 Oct 2018 | £597,500 | Terraced | Freehold |
| 29A, Higham Hill Road E17 6EA | 9 Aug 2018 | £300,000 | Flat | Leasehold |
| 62, Higham Hill Road E17 6ER | 8 Jun 2018 | £490,000 | Terraced | Freehold |
Sale prices are as recorded by HM Land Registry. Some sales (for example repossessions and company purchases) are listed but left out of the averages.
Sale history: homes sold more than once
| Address | Sales | Change |
|---|---|---|
| 69, Higham Hill Road | £625,000 (Mar 2023) → £757,100 (Jul 2026) | +21% over 3 yrs |
| 196, Higham Hill Road | £385,000 (Nov 2024) → £250,000 (Jun 2026) | -35% over 2 yrs |
| 385, Higham Hill Road | £350,000 (Mar 2018) → £487,000 (Oct 2025) | +39% over 8 yrs |
| 73, Higham Hill Road | £535,000 (Dec 2016) → £615,000 (Oct 2019) → £720,000 (Aug 2025) | +35% over 9 yrs |
| 32, Higham Hill Road | £625,000 (Sep 2020) → £725,000 (Sep 2024) | +16% over 4 yrs |
| 221, Higham Hill Road | £500,000 (Jul 2016) → £643,000 (Aug 2024) | +29% over 8 yrs |
| 371, Higham Hill Road | £325,000 (Sep 2023) → £490,050 (Jun 2024) | +51% over under a year |
| 317, Higham Hill Road | £160,000 (Aug 2017) → £25,000 (May 2024) | -84% over 7 yrs |
| 319, Higham Hill Road | £50,000 (Apr 2024) → £25,000 (May 2024) | -50% over under a year |
| 4, Higham Hill Road | £505,000 (May 2017) → £720,000 (May 2023) | +43% over 6 yrs |
| 350, Higham Hill Road | £415,000 (Oct 2018) → £600,000 (Oct 2022) | +45% over 4 yrs |
| 213, Higham Hill Road | £480,000 (Sep 2016) → £540,000 (Mar 2021) | +13% over 5 yrs |
| 42, Higham Hill Road | £410,000 (Nov 2016) → £600,000 (Aug 2017) | +46% over under a year |
Buying on Higham Hill Road?
Crime and flood risk near Higham Hill Road
Crime
650 crimes were reported within about a mile of Higham Hill Road in August 2026.
Crime level compared with the rest of England (10 = lowest crime):
Higher crime than about 50% of neighbourhoods in England, based on recorded crime rates (English Indices of Deprivation 2025).
| Anti-social behaviour | 230 |
| Violence & sexual offences | 169 |
| Vehicle crime | 49 |
| Other theft | 43 |
| Public order | 36 |
| Shoplifting | 26 |
Source: data.police.uk. Locations are approximate and cover the surrounding area, not just this street.
Flood risk
Higham Hill Road is in or near 3 Environment Agency flood areas:
- Lower River Lee at Enfield Flood warning area
- Lower River Lee from Hoddesdon to Canning Town Flood alert area
- Lower Lee tributaries Flood alert area
Flood warning areas cover places at risk from rivers and the sea. Surface water risk isn't included. Check the long-term flood risk for a postcode on GOV.UK.
Schools near Higham Hill Road
| School | Type | Ages | Ofsted | Distance |
|---|---|---|---|---|
| Hillyfield Primary Academy 1,123 pupils | Primary | 3–11 | Report | 0.0 mi |
| Eden Girls' School, Waltham Forest 617 pupils | Secondary Muslim | 11–18 | Report | 0.4 mi |
| Big Creative Independent School 9 pupils | Other independent school | 14–16 | Report | 0.4 mi |
| Big Creative Academy | 16 plus | 16–19 | Report | 0.4 mi |
| The Winns Primary School 652 pupils | Primary | 3–11 | Report | 0.4 mi |
| Whittingham Primary Academy 352 pupils | Primary | 3–11 | Report | 0.4 mi |
| Greenleaf Primary School 464 pupils | Primary | 3–11 | Good Report | 0.4 mi |
| Stoneydown Park School 631 pupils | Primary | 3–11 | Report | 0.5 mi |
Source: Department for Education (Get Information about Schools) and Ofsted. Grades are from each school's last graded inspection; newer inspections use report cards without a single overall grade, so check the full report. Distances are straight-line. Check catchment areas with the local council.
Getting around, shops and health
Train, tram & metro stations
- Blackhorse Road station 0.5 mi · 11 min walk
- St James Street (London) station 0.8 mi · 16 min walk
- Walthamstow Queens Road station 0.9 mi · 17 min walk
- Blackhorse Road Underground Station 0.5 mi · 10 min walk
- Walthamstow Central Underground Station 0.9 mi · 18 min walk
Nearest bus stops
- Hillyfield Primary School (Stop G, HIGHAM HILL ROAD) 1 min walk
- Hillyfield Primary School (Stop D, HIGHAM HILL ROAD) 1 min walk
- St. Andrews Road (Stop F, HIGHAM HILL ROAD) 2 min walk
- St. Andrews Road (Stop E, HIGHAM HILL ROAD) 2 min walk
GP surgeries
- Claremont Medical Centre
27 Claremont Road, London · 0.1 mi - Higham Hill Medical Centre
258-260 Higham Hill Road, Walthamstow, London · 0.2 mi - Sinnott Medical Centre
8 St Andrew's Road, Walthamwstow, London · 0.2 mi - Dr Shantir Practice
354-358 Forest Road, Walthamstow, London · 0.4 mi
Supermarkets
- The Co-operative Food Co-op Higham Hill Road · 0.3 mi
- Tesco Express Tesco Walthamstow Forest Express · 0.4 mi
- The Co-operative Food Co-op Blackhorse Lane - Walthamstow · 0.4 mi
- Tesco Express Tesco Blackhorse View Express · 0.6 mi
Pharmacies
- Higham Hill Pharmacy · 0.2 mi
- Cavendish Pharmacy · 0.3 mi
- Waterman Pharmacy · 0.3 mi
Dentists
- Dental Surgery · 0.3 mi
- Palmerston Dental Practice · 0.3 mi
- Dental Surgery · 0.7 mi
Sources: Department for Transport (NaPTAN), NHS England organisation data, and GEOLYTIX Retail Points (open data). Walking times are estimates from straight-line distance.
Area profile
Deprivation
This neighbourhood is in decile 3 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived 10% of areas in England and 10 the least deprived.
| Income | 2 of 10 |
| Employment | 3 of 10 |
| Education and skills | 5 of 10 |
| Health and disability | 4 of 10 |
| Crime | 5 of 10 |
| Access to housing and services | 2 of 10 |
| Living environment | 7 of 10 |
Each domain ranked in deciles across England (10 = least deprived).
Homes
| Here | Eng & Wales | |
|---|---|---|
| Owned | 35.1% | 62.5% |
| Private rented | 26.1% | 20.3% |
| Social rented | 38.5% | 17.1% |
| Households | 1,106 |
People
| Here | Eng & Wales | |
|---|---|---|
| Under 15 | 23.9% | 17.4% |
| Aged 15–64 | 71.2% | 64.1% |
| Aged 65+ | 4.9% | 18.6% |
| Residents | 2,855 |
Broadband
| Here | UK | |
|---|---|---|
| Superfast (30Mbit+) | 96% | 95% |
| Ultrafast (300Mbit+) | 96% | 80% |
| Gigabit-capable | 96% | 80% |
Share of homes on this street's postcodes that can get each speed. UK figure is the average across all postcodes. Source: Ofcom Connected Nations.
Mobile signal
| Here | Eng & Wales | |
|---|---|---|
| 4G indoors, all 4 networks | 95% | 89% |
| 4G indoors, at least 1 network | 100% | 100% |
| 4G outdoors, all 4 networks | 100% | 99% |
| Calls indoors, all 4 networks | 96% | 92% |
Share of homes across Waltham Forest with good coverage (Jul 2025). Signal varies street by street; check your exact address on Ofcom's checker. Source: Ofcom Connected Nations.
Neighbourhood figures cover the surrounding Lower Layer Super Output Area (about 1,500 residents). Sources: Census 2021 (ONS) and the English Indices of Deprivation 2025.
Energy ratings and home sizes on Higham Hill Road
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Who lives around Higham Hill Road
Ethnic group
| Here | Waltham Forest | |
|---|---|---|
| White | 43.1% | 52.8% |
| Black, Black British, Black Welsh, Caribbean or African | 26.2% | 15% |
| Asian, Asian British or Asian Welsh | 17.6% | 20% |
| Other ethnic group | 7% | 5.8% |
| Mixed or Multiple ethnic groups | 6.1% | 6.5% |
Religion
| Here | Waltham Forest | |
|---|---|---|
| Christian | 41.5% | 39% |
| No religion | 23.5% | 27.9% |
| Muslim | 22% | 21.6% |
| Not answered | 7.3% | 7% |
| Hindu | 3.5% | 1.9% |
| Other religion | 1.1% | 1% |
| Buddhist | 0.6% | 0.7% |
| Jewish | 0.3% | 0.5% |
Country of birth
| Here | Waltham Forest | |
|---|---|---|
| Born in the UK | 58.9% | 61.4% |
| Born outside the UK | 41.1% | 38.6% |
Highest qualification
| Here | Waltham Forest | |
|---|---|---|
| Level 4 qualifications and above | 40.6% | 43.2% |
| No qualifications | 18.8% | 18.2% |
| Level 3 qualifications | 14.8% | 12.9% |
| Level 2 qualifications | 11.3% | 10.4% |
| Level 1 and entry level qualifications | 7.8% | 8.5% |
| Apprenticeship | 3.6% | 3.5% |
| Other qualifications | 3% | 3.3% |
General health
| Here | Waltham Forest | |
|---|---|---|
| Very good health | 51.5% | 51.5% |
| Good health | 33.2% | 33.5% |
| Fair health | 10.3% | 10.6% |
| Bad health | 3.7% | 3.3% |
| Very bad health | 1.2% | 1.1% |
Cars or vans per household
| Here | Waltham Forest | |
|---|---|---|
| No cars or vans in household | 49.1% | 42.1% |
| 1 car or van in household | 42.4% | 42.7% |
| 2 cars or vans in household | 7.8% | 11.9% |
| 3 or more cars or vans in household | 0.7% | 3.3% |
Source: Census 2021 (ONS), via Nomis. Percentages of usual residents or households, as recorded in March 2021.
Figures cover the surrounding neighbourhood (Lower Layer Super Output Area, about 1,500 residents). Full demographics of Waltham Forest.
Planning and heritage near Higham Hill Road
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Planning applications near Higham Hill Road
Recent planning applications around Higham Hill Road from the council's planning register. Choose how far to look:
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Get an instant estimate from what you paid and how prices in Waltham Forest have moved since.
Council tax here
Waltham Forest Band D is £2,387 a year (Band A £1,591). See every band.
Estate agents near Higham Hill Road
- Completion Sales & Lettings 0.3 mi
- Eastside Estate Ltd 0.3 mi
- Forest Lettings & Estates 0.3 mi
- Oneworldoffplan.com 0.4 mi
- Century 21 0.5 mi
Agent locations © OpenStreetMap contributors. More local agents
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