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Highams Park West

Interactive map displaying Highams Park West

About

Highams Park West is a residential neighbourhood centred around the large, open green space of Highams Park itself. The area is characterised by tree-lined streets with a mix of Victorian, Edwardian, and 1930s housing. Local amenities are clustered along The Avenue and Handsworth Avenue, providing shops and services for daily needs.

The parkland is the area's focal point, featuring a boating lake and the historic Highams Park Boathouse. It borders the ancient woodland of Epping Forest, offering direct access to walking trails. The Overground station provides a direct rail link into central London.

Area overview

On average Highams Park West has high deprivation and moderate crime levels, with around 52 crimes per 1,000 residents per year. Approximately 22.4% of homes in this area are social housing provided by a local council or housing association. The average income per household in Highams Park West is £77,550 per year. There are 4 schools in Highams Park West: 3 primary (1 Outstanding and 2 Good) and 1 secondary (0 Outstanding and 1 Good). On average most houses in area has low public transport connectivity. Highams Park West is home to around 9,960 people, with a population density of about 8,189.4 per km2.

Crime rate
3/10
Crimes per 1k residents
52
Deprivation level
7/10
Income level
6/10
Social housing
22.4%
Connectivity
4/10

Area Profile

Highams Park West Population
9,960
Population density
8,189.4 per km²

Crime

Crime per 1,000 population

Violence and sexual offences
16.87(-44%)
Anti-social behaviour
13.05(-51%)
Vehicle crime
12.05(+24%)
Drugs
4.82(-21%)
Burglary
4.82(-13%)
London average

Demographics

Ethnic groups

British
3,333
33.46%
Other White
1,445
14.51%
Pakistani
912
9.16%
Caribbean
790
7.93%
African
640
6.43%
Total population: 9,961

Economics

Education (age 16+)

Level 4+ (Degree)
2,968
39.14%
No qualifications
1,381
18.21%
Level 3 (A level)
1,118
14.74%
Level 2 (GCSEs 9-4)
928
12.24%
Level 1 (GCSEs 3-1)
693
9.14%
Total 16+ residents: 7,583

Housing

Housing tenure

Owns with a mortgage
1,150
32.69%
Owns outright
731
20.78%
Private landlord or letting agency
649
18.45%
Social rents from council
399
11.34%
Other social rented
365
10.38%
Total households: 3,518

Property prices in Highams Park West

Based on 61 recent sales, the median property price is £562,500 in Highams Park West area, with individual transactions ranging from £213,707 up to £915,000.

Price distribution per property type (last year)

Price distribution by property type for Highams Park West 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 Highams Park West over the last year.
TypeSalesMedian
Detached1£615,000
Flats15£290,000
Semi-Detached3£780,000
Terraced42£580,250

10 years median price trend in Highams Park West

Ten year median sale price trend for each property type in Highams Park West.

All postcodes in Highams Park West

E174EN

The Highams

E175AG

Chingford Road

E49JL

Haldan Road

E49NE

Selwyn Avenue

Data Sources

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