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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 moderate deprivation and moderate crime levels, with around 86 crimes per 1,000 residents per year. 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 3 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 area has 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
86
Deprivation level
6/10
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

Anti-social behaviour
28.42(+7%)
Violence and sexual offences
26.99(-11%)
Vehicle crime
20.07(+107%)
Drugs
7.64(+25%)
Burglary
7.23(+30%)
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

Based on 57 recent sales, the median property price is £610,000 in Hale End & Highams Park South area, with individual transactions ranging from £285,000 up to £960,000.

Price distribution per property type (last year)

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

Median sale price and percentiles per property type (last year)

Median sale price, sales count, and percentile information for each property type in Hale End & Highams Park South over the last year.
TypeSalesMedian
Detached2£675,000
Flats17£380,000
Semi-Detached4£630,000
Terraced34£687,500

10 years median price trend in Hale End & Highams Park South

Ten year median sale price trend for each property type in Hale End & Highams Park South.

All postcodes in Hale End & Highams Park South

E49BF

Jacks Farm Way

E49ND

Appleby Close

E49LP

Selwyn Avenue

E49NW

Beech Hall Crescent

IG89NX

Oak Hill

E174HT

Wadham Avenue

E49LS

Selwyn Avenue

IG89LG

Hollywood Way

IG89LW

Hale End Road

E174HS

Wadham Avenue

E49LW

Long Leys

E49NJ

Beech Hall Road

IG89NB

Hale End Road

IG89PF

Oak Hill

E49NR

Morley Avenue

E49JL

Haldan Road

E49LL

Winchester Road

E49NE

Selwyn Avenue

IG89LQ

Hollywood Way

Data Sources

All data is sourced from official UK government agencies and public datasets. Last updated: 16/01/2026.