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Hale End & Highams Park South

Interactive map displaying Hale End & Highams Park South

About

Hale End & Highams Park South is a residential ward in northeast London, centred around the Highams Park neighbourhood. The area is defined by its proximity to the large, wooded expanse of Epping Forest, which forms its eastern boundary, and the greenery of Highams Park lake. Housing is primarily composed of Victorian and Edwardian terraced homes, along with some interwar semis, creating a consistent streetscape. The local economy is served by shops and services along Hale End Road and The Avenue.

A key focal point is Highams Park station, providing Overground rail connections into central London. The area is also home to Highams Park School. The presence of the forest and the lake offers accessible green space for walking and recreation directly within the ward's borders, contrasting with the built-up residential streets.

Area overview

On average Hale End & Highams Park South has low deprivation and low crime levels, with around 83 crimes per 1,000 residents per year, about 36% below the London average of 130 per 1,000. Approximately 17.9% of homes in this area are social housing provided by a local council or housing association. The average income per household in Hale End & Highams Park South is £83,134 per year. There are 2 schools in Hale End & Highams Park South: 2 primary (2 Outstanding and 0 Good) and 0 secondary (0 Outstanding and 0 Good). On average most houses in the area have low public transport connectivity. Hale End & Highams Park South is home to around 9,818 people, with a population density of about 5,481.2 per km².

Crime rate
4/10
Crimes per 1k residents
83
Deprivation level
4/10
Income level
7/10
Social housing
17.9%
Connectivity
4/10

Area Profile

Hale End & Highams Park South Population
9,818
Population density
5,481.2 per km²

Crime

Crime per 1,000 population

Violence and sexual offences
27.91(-10%)
Anti-social behaviour
27.4(+2%)
Vehicle crime
15.69(+67%)
Drugs
7.94(+28%)
Shoplifting
7.44(-26%)
London average

Demographics

Ethnic groups

British
4,685
47.72%
Other White
1,137
11.58%
African
681
6.94%
Caribbean
549
5.59%
Pakistani
544
5.54%
Total population: 9,817

Economics

Education (age 16+)

Level 4 qualifications or above
3,223
42.14%
No qualifications
1,224
16%
Level 3 (A level)
1,159
15.15%
Level 2 (GCSEs 9-4)
944
12.34%
Level 1 (GCSEs 3-1)
661
8.64%
Total 16+ residents: 7,649

Housing

Housing tenure

Owns with a mortgage
1,366
38.45%
Owns outright
802
22.57%
Private landlord or letting agency
549
15.45%
Social rents from council
472
13.28%
Other social rented
240
6.75%
Total households: 3,553

Property prices in Hale End & Highams Park South

Median price£595,000
Price per sq ft£594
Sales (last 12 months)79
Typical range (middle 50%)£355K – £750K

Based on 79 recent sales, the median property price is £595,000 (about £594 per square foot) in Hale End & Highams Park South area, with individual transactions ranging from £182,000 up to £985,000.

Prices by property typelast 12 months

Median sale price, median price per square foot, sales count, and percentile information for each property type in Hale End & Highams Park South over the last year.
TypeSalesMedian£/sq ft
Terraced40£732,500£699
Detached2£654,250£476
Semi-Detached8£618,000£598
Flats29£332,000£528

10-year price trendmedian sale price in Hale End & Highams Park South

Sale price

Ten year median sale price trend for each property type in Hale End & Highams Park South.
YearFlatsSemi-DetachedTerraced
2016£297,475£675,000£511,000
2017£293,750£685,000£516,000
2018£415,000£605,000£536,500
2019£340,000£645,250£565,000
2020£290,000£620,998£557,250
2021£315,000£672,500£562,500
2022£322,000£723,250£620,990
2023£370,000£750,000£657,750
2024£332,500£733,500£650,000
2025£331,000£641,000£712,500
2026£341,540£525,000£760,000
Ten year median sale price trend for each property type in Hale End & Highams Park South.

Price per sq ft

Ten year median sale price per square foot trend for each property type in Hale End & Highams Park South.
YearFlatsSemi-DetachedTerraced
2016£503£652£479
2017£517£443£491
2018£526£487£482
2019£505£477£495
2020£465£578£514
2021£537£560£573
2022£546£714£599
2023£568£587£620
2024£551£584£612
2025£535£619£655
2026£523£447£662
Ten year median sale price per square foot trend for each property type in Hale End & Highams Park South.

Price distribution by property typelast 12 months

Price distribution by property type for Hale End & Highams Park South in the last year.

All postcodes in Hale End & Highams Park South

IG89NY

Oak Hill

IG89NB

Hale End Road

E49PN

Silverdale Road

IG89LX

Bridle Path

E49EF

Larkshall Road

E49LG

Broadway Parade

E49JN

Winchester Road

IG89NZ

Mapperley Drive

IG89PB

Oak Hill

E174HR

Wadham Road

IG89PJ

Montserrat Avenue

E174HT

Wadham Avenue

IG89LL

Hale End Road

E49JW

Winchester Road

E49NN

Beech Hall Road

IG89LQ

Hollywood Way

E49PP

Vincent Road

IG89NT

Gascoigne Gardens

E174HS

Wadham Avenue

Data Sources

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.