Hillyfield, London
House prices, sold prices and local information for E17 6EQ, E17 6EZ.
Free, no sign-up. Other sites charge up to £25.
At a glance
20 property sales on Hillyfield, London have been recorded by HM Land Registry since 2016. The most recent sale was on 16 Apr 2025. Most sales here are flat homes, which have sold for an average of £281,256. 3 homes here have sold more than once since 2016; 2 of them sold for more the second time. Recorded sale prices on Hillyfield range from £139,500 to £380,000. Every home sold here was sold leasehold.
House prices on Hillyfield compared
Average sale price over the last 12 months. Hillyfield has had fewer than two sales in that time, so it is left out. See all E17 house prices.
Average sale price by year
Tenure: 0% freehold and 100% leasehold across 20 recorded sales. Lease extension calculator.
Prices by property type
| Type | Sales | Average price | Last sold |
|---|---|---|---|
| Flat | 20 | £281,256 | 16 Apr 2025 |
Sold prices on Hillyfield
| Address | Date | Price | Type | Tenure |
|---|---|---|---|---|
| Flat 9, Papyrus Court, 4, Hillyfield E17 6EZ | 16 Apr 2025 | £280,000 | Flat | Leasehold |
| Flat 1, Papyrus Court, 4, Hillyfield E17 6EZ | 10 Oct 2024 | £300,000 | Flat | Leasehold |
| Flat 14, Vellum Court, 2, Hillyfield E17 6EQ | 21 Jun 2024 | £205,000 | Flat | Leasehold |
| Flat 20, Papyrus Court, 4, Hillyfield E17 6EZ | 28 Oct 2022 | £300,000 | Flat | Leasehold |
| Flat 49, Vellum Court, 2, Hillyfield E17 6EQ | 13 Oct 2021 | £298,000 | Flat | Leasehold |
| Flat 39, Vellum Court, 2, Hillyfield E17 6EQ | 24 Jun 2020 | £265,000 | Flat | Leasehold |
| Flat 50, Vellum Court, 2, Hillyfield E17 6EQ | 16 Nov 2018 | £360,000 | Flat | Leasehold |
| Flat 51, Vellum Court, Hillyfield E17 6EQ | 5 Nov 2018 | £370,000 | Flat | Leasehold |
| Flat 34, Vellum Court, 2, Hillyfield E17 6EQ | 4 Oct 2018 | £300,000 | Flat | Leasehold |
| Flat 45, Vellum Court, 2, Hillyfield E17 6EQ | 28 Mar 2018 | £355,000 | Flat | Leasehold |
| Flat 8, Vellum Court, 2, Hillyfield E17 6EQ | 9 Feb 2018 | £300,000 | Flat | Leasehold |
| Flat 30, Vellum Court, Hillyfield E17 6EQ | 11 Jan 2018 | £380,000 | Flat | Leasehold |
| Flat 16, Vellum Court, 2, Hillyfield E17 6EQ | 7 Dec 2017 | £255,000 | Flat | Leasehold |
| Flat 12, Papyrus Court, 4, Hillyfield E17 6EZ | 14 Aug 2017 | £210,000 | Flat New build | Leasehold |
| Flat 14, Vellum Court, 2, Hillyfield E17 6EQ | 9 Jun 2017 | £250,000 | Flat | Leasehold |
| Flat 18, Papyrus Court, 4, Hillyfield E17 6EZ | 23 Feb 2017 | £139,500 | Flat New build | Leasehold |
| Flat 39, Vellum Court, 2, Hillyfield E17 6EQ | 2 Feb 2017 | £240,612 | Flat | Leasehold |
| Flat 11, Vellum Court, Hillyfield E17 6EQ | 30 Sep 2016 | £365,000 | Flat | Leasehold |
| Flat 16, Vellum Court, 2, Hillyfield E17 6EQ | 17 Aug 2016 | £245,000 | Flat | Leasehold |
| Flat 25, Vellum Court, 2, Hillyfield E17 6EQ | 29 Jan 2016 | £207,000 | Flat | Leasehold |
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 |
|---|---|---|
| Flat 14, Vellum Court, 2, Hillyfield | £250,000 (Jun 2017) → £205,000 (Jun 2024) | -18% over 7 yrs |
| Flat 39, Vellum Court, 2, Hillyfield | £240,612 (Feb 2017) → £265,000 (Jun 2020) | +10% over 3 yrs |
| Flat 16, Vellum Court, 2, Hillyfield | £245,000 (Aug 2016) → £255,000 (Dec 2017) | +4% over 1 yr |
Buying on Hillyfield?
Crime and flood risk near Hillyfield
Crime
632 crimes were reported within about a mile of Hillyfield 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 | 204 |
| Violence & sexual offences | 175 |
| Vehicle crime | 45 |
| Other theft | 43 |
| Public order | 30 |
| Drugs | 26 |
Source: data.police.uk. Locations are approximate and cover the surrounding area, not just this street.
Flood risk
Hillyfield is in or near 4 Environment Agency flood areas:
- Pymmes Brook at Upper Edmonton and Tottenham Flood warning area
- 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 Hillyfield
| School | Type | Ages | Ofsted | Distance |
|---|---|---|---|---|
| Hillyfield Primary Academy 1,123 pupils | Primary | 3–11 | Report | 0.1 mi |
| Eden Girls' School, Waltham Forest 617 pupils | Secondary Muslim | 11–18 | Report | 0.2 mi |
| Big Creative Independent School 9 pupils | Other independent school | 14–16 | Report | 0.2 mi |
| Big Creative Academy | 16 plus | 16–19 | Report | 0.4 mi |
| Whittingham Primary Academy 352 pupils | Primary | 3–11 | Report | 0.4 mi |
| Stoneydown Park School 631 pupils | Primary | 3–11 | Report | 0.5 mi |
| Willowfield School 1,035 pupils | Secondary | 11–16 | Report | 0.5 mi |
| The Winns Primary School 652 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 · 10 min walk
- St James Street (London) station 0.8 mi · 17 min walk
- Walthamstow Queens Road station 1.0 mi · 19 min walk
- Blackhorse Road Underground Station 0.5 mi · 9 min walk
- Walthamstow Central Underground Station 1.0 mi · 20 min walk
Nearest bus stops
- St. Andrews Road (Stop E, HIGHAM HILL ROAD) 2 min walk
- St. Andrews Road (Stop F, HIGHAM HILL ROAD) 2 min walk
- Shakespeare Road / Walthamstow (Stop BP, BLACKHORSE LANE) 3 min walk
- Shakespeare Road / Walthamstow (Stop BM, BLACKHORSE LANE) 3 min walk
GP surgeries
- Sinnott Medical Centre
8 St Andrew's Road, Walthamwstow, London · 0.0 mi - Higham Hill Medical Centre
258-260 Higham Hill Road, Walthamstow, London · 0.2 mi - Claremont Medical Centre
27 Claremont Road, London · 0.2 mi - Dr Shantir Practice
354-358 Forest Road, Walthamstow, London · 0.5 mi
Supermarkets
- The Co-operative Food Co-op Higham Hill Road · 0.3 mi
- The Co-operative Food Co-op Blackhorse Lane - Walthamstow · 0.4 mi
- Tesco Express Tesco Walthamstow Forest Express · 0.4 mi
- Tesco Express Tesco Blackhorse View Express · 0.5 mi
Pharmacies
- Higham Hill Pharmacy · 0.2 mi
- Cavendish Pharmacy · 0.4 mi
- Waterman Pharmacy · 0.4 mi
Dentists
- Dental Surgery · 0.4 mi
- Palmerston Dental Practice · 0.4 mi
- Dental Surgery · 0.8 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 5 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 | 3 of 10 |
| Employment | 4 of 10 |
| Education and skills | 6 of 10 |
| Health and disability | 7 of 10 |
| Crime | 5 of 10 |
| Access to housing and services | 5 of 10 |
| Living environment | 4 of 10 |
Each domain ranked in deciles across England (10 = least deprived).
Homes
| Here | Eng & Wales | |
|---|---|---|
| Owned | 53.5% | 62.5% |
| Private rented | 26.3% | 20.3% |
| Social rented | 20.2% | 17.1% |
| Households | 886 |
People
| Here | Eng & Wales | |
|---|---|---|
| Under 15 | 21.0% | 17.4% |
| Aged 15–64 | 72.7% | 64.1% |
| Aged 65+ | 6.3% | 18.6% |
| Residents | 2,366 |
Broadband
| Here | UK | |
|---|---|---|
| Superfast (30Mbit+) | 100% | 95% |
| Ultrafast (300Mbit+) | 100% | 80% |
| Gigabit-capable | 100% | 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 Hillyfield
Loading energy certificates…
Who lives around Hillyfield
Ethnic group
| Here | Waltham Forest | |
|---|---|---|
| White | 55.5% | 52.8% |
| Asian, Asian British or Asian Welsh | 16.3% | 20% |
| Black, Black British, Black Welsh, Caribbean or African | 14.5% | 15% |
| Mixed or Multiple ethnic groups | 7.3% | 6.5% |
| Other ethnic group | 6.4% | 5.8% |
Religion
| Here | Waltham Forest | |
|---|---|---|
| Christian | 42.1% | 39% |
| No religion | 30.9% | 27.9% |
| Muslim | 13.4% | 21.6% |
| Not answered | 7.1% | 7% |
| Hindu | 3.1% | 1.9% |
| Other religion | 1.4% | 1% |
| Buddhist | 1% | 0.7% |
| Sikh | 0.5% | – |
Country of birth
| Here | Waltham Forest | |
|---|---|---|
| Born in the UK | 57.7% | 61.4% |
| Born outside the UK | 42.3% | 38.6% |
Highest qualification
| Here | Waltham Forest | |
|---|---|---|
| Level 4 qualifications and above | 51.6% | 43.2% |
| No qualifications | 16.1% | 18.2% |
| Level 3 qualifications | 9.5% | 12.9% |
| Level 2 qualifications | 9.4% | 10.4% |
| Level 1 and entry level qualifications | 6.9% | 8.5% |
| Apprenticeship | 3.8% | 3.5% |
| Other qualifications | 2.6% | 3.3% |
General health
| Here | Waltham Forest | |
|---|---|---|
| Very good health | 54% | 51.5% |
| Good health | 32.3% | 33.5% |
| Fair health | 10% | 10.6% |
| Bad health | 2.7% | 3.3% |
| Very bad health | 1% | 1.1% |
Cars or vans per household
| Here | Waltham Forest | |
|---|---|---|
| 1 car or van in household | 46.2% | 42.7% |
| No cars or vans in household | 45.2% | 42.1% |
| 2 cars or vans in household | 7.4% | 11.9% |
| 3 or more cars or vans in household | 1.1% | 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 Hillyfield
Checking conservation areas, listed buildings and other designations…
Noise, radon and ground hazards
Checking…
Planning applications near Hillyfield
Recent planning applications around Hillyfield from the council's planning register. Choose how far to look:
Checking recent planning applications…
Thinking of selling on Hillyfield?
What's my home worth?
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 Hillyfield
- Eastside Estate Ltd 0.4 mi
- Forest Lettings & Estates 0.4 mi
- Completion Sales & Lettings 0.4 mi
- Century 21 0.4 mi
- Empire Lets 0.4 mi
Agent locations © OpenStreetMap contributors. More local agents
What's it like living on Hillyfield?
No reviews yet. Live here, or used to? Be the first to say what it's like.
Write a review of Hillyfield
Nearby streets in E17
- Thornbury Way£399k
- Carr Road£457k
- Forest Road£325k
- Lea Bridge Road£416k
- Fleeming Road£536k
- Edward Road£493k
- Station Approach£529k
- Hoffmans Road£432k
- Brettenham Road£497k
- Chingford Road£458k
- Hoe Street£519k
- Track Street£258k