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Highams Park West

Interactive map displaying Highams Park West

About

Highams Park West is a residential area located in the London Borough of Waltham Forest. It sits near Epping Forest, offering green spaces like Highams Park Lake and the surrounding woodland. The area is well-connected by public transport, with Highams Park Overground station providing links to central London. Local amenities include independent shops, cafes, and schools, catering to everyday needs.

The neighbourhood has a mix of housing, from Victorian and Edwardian homes to more modern developments. It retains a quiet, suburban feel while being close to larger hubs like Chingford and Woodford. The proximity to Epping Forest makes it popular for outdoor activities, with walking and cycling routes easily accessible. Community events and local parks add to the area's appeal for families and long-term residents.

Area overview

On average Highams Park West has high deprivation and moderate crime levels, with around 70 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 of residents in Highams Park West is £54,100 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.

Crime rate
4/10
Crimes per 1k residents
70
Deprivation level
7/10
Income level
4/10
Social housing
22.4%
Connectivity
4/10

Area Profile

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

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

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 67 recent sales, the median property price is £570,750 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
Flats15£290,000
Semi-Detached3£780,000
Terraced49£598,500

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

E49LW

Bellamy Road

E175AG

Chingford Road

E49JL

Haldan Road

E49NE

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Data Sources

All data is sourced from official UK government agencies and public datasets. Last updated: 01/12/2025.