Find postcode

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 moderate deprivation and very low crime levels, with around 50 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

2/10

Crimes per 1k residents

Deprivation level

6/10

Income level

6/10

Connectivity

4/10

Area Profile

Highams Park West Population

9,960

Population density

8,189.4 per km²

Crime

Violence and sexual offences

18.57(-40%)

Anti-social behaviour

14.26(-47%)

Vehicle crime

8.94(-5%)

Drugs

4.72(-24%)

Burglary

4.62(-16%)

London average

Demographics

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

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

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 72 recent sales, the median property price is £535,000 in Highams Park West area, with individual transactions ranging from £210,000 up to £847,000.

Price distribution per property type (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.
Type	Sales	Median	5th percentile	25th percentile (Lower quartile)	75th percentile (Upper quartile)	95th percentile
Flats	22	£300,000	£215,625	£266,000	£329,125	£399,070
Detached	1	£615,000	£615,000	£615,000	£615,000	£615,000
Semi-Detached	2	£685,000	£599,500	£637,500	£732,500	£770,500
Terraced	47	£625,000	£291,000	£525,000	£716,200	£794,600

10 years median price trend in Highams Park West

All postcodes in Highams Park West

E49AH

Rowden Park Gardens

E48SF

Minerva Road

E49NG

Cavendish Road

E48ED

Parade Gardens

Data Sources

All data is sourced from official UK government agencies and public datasets. Last updated: 16/05/2026.

HM Land Registry • Police.uk • DfE • ONS • TfL • National Rail