Neighbourhood · Waltham Forest · London
Highams Park East
Waltham Forest 007 · 6 sub-areas · 10,229 residents
Verdict
How are these scored? →Best for Young professionals (82/100)Watch-out: Solo renters (57/100)Liveability 45/100 · Below medianCommuter neighbourhood
Highams Park East is a commuter neighbourhood within Waltham Forest — train into London runs in around 7 minutes, and the rhythm of weekday mornings is shaped by it.
Liveability
45/100
Below median
Overview
Overview
What's it like to live in Highams Park East?
A snapshot of Highams Park East
Greenspace is on the doorstep — a park or playing field is within walking distance of most homes; food and drink within walking distance is workable but not dense — around 15 restaurants and 3 pubs in five minutes; The streets feel safe by national standards — police-recorded crime is well below the country-wide median; Public transport is genuinely strong; most errands and a fair share of social life don't need a car; rents sit firmly in the upper bracket nationally, with a typical home letting at around £1,753 a month; gigabit broadband is effectively universal.
Generated from the latest May 2026 data · refreshed automatically
Figures are aggregated across 6 sub-areas — population-weighted means for rates, sums for counts. Sources cited beneath each section.
Highams Park East in Waltham Forest
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FAQ
Frequently asked
- What's the median rent in Highams Park East?
- The median monthly rent across Highams Park East is £1,753.
- How safe is Highams Park East?
- Highams Park East has a safety score of — out of 100, where higher is safer. The score is the national percentile rank of police-recorded crimes per 1,000 residents per year, inverted.
- How well-connected is Highams Park East?
- Transport score: — out of 100. Combines walking time to the nearest rail station, walking time to the nearest metro stop, and public-transport time to clusters with 5,000+ jobs. The nearest rail station is roughly 7 minutes' walk.
- What schools are near Highams Park East?
- There are 24 schools within 2 km of Highams Park East, of which 42% are rated Good or Outstanding by Ofsted. The nearest Outstanding-rated school is approximately 910 m away.
- What is the council tax band in Highams Park East?
- The most common council tax band in Highams Park East is D, with the typical Band D annual charge around £2,507. Council tax is set by Waltham Forest council and applies to every property in the area.
- How long is the commute from Highams Park East to London?
- By the fastest direct train, the journey from Highams Park East to central London is approximately 7 minutes. This is the fastest no-change rail journey from the local area centroid; door-to-door times will vary with walking time to the station.
- Is gigabit broadband available in Highams Park East?
- 100% of premises in Highams Park East are gigabit-capable according to Ofcom Connected Nations 2025. Most properties can already buy gigabit packages.
- What is the deprivation rank of Highams Park East?
- Highams Park East sits in IMD decile 8 of 10, where 1 is the most deprived 10% of local areas nationally and 10 is the least deprived. The Index of Multiple Deprivation combines income, employment, education, health, crime, barriers and environment.
- What's the tenure mix in Highams Park East?
- 70% of households in Highams Park East are owner-occupied. The remainder is split between private renting and social housing — see the Demographics section for the full breakdown from Census 2021.
- What is the average property price in Highams Park East?
- The average property price across Waltham Forest (the local authority covering Highams Park East) is approximately £525,119, per HM Land Registry's House Price Index. Per-local area prices vary; see the cost-of-living section for medians by property type.
- Is Highams Park East a commuter town or workplace hub?
- Commuter town — most working residents travel out for work. (0.32 jobs per working-age resident. Median resident salary £37,971.)
- Which local areas are part of Highams Park East?
- Highams Park East contains 6 local areas: Waltham Forest 007F, Waltham Forest 007A, Waltham Forest 007C, Waltham Forest 007B, Waltham Forest 007D…
FAQ
Frequently asked about Highams Park East
Short answers anchored in the data above. Each link goes to the relevant section or methodology page.
- What is the average rent in Highams Park East?
- The estimated median monthly rent in Highams Park East is £1,753. This is derived from the council-area ONS rental figure scaled by the local sale-price gradient — see the Cost section for the breakdown by bedroom count and the affordability ratio against local salaries.
- Is Highams Park East a safe place to live?
- Highams Park East has a safety score of 71/100. The score is the national percentile rank of police-recorded crime per 1,000 residents, inverted so 100 is the safest 1% of England + Wales. The Safety section below shows the breakdown by category.
- What schools are near Highams Park East?
- 42% of schools within 2 km of Highams Park East are rated Good or Outstanding by Ofsted. The Schools section lists individual schools with inspection ratings.
- How long is the commute from Highams Park East?
- Public-transport commute time from Highams Park East to central London is approximately 7 minutes. The Transport section has commute times to every major UK city hub.
- How is Highams Park East different from the rest of Waltham Forest?
- Highams Park East contains 6 sub-areas. The "Sub-areas" section below lets you drill into each one individually — they often vary by 20%+ on rent and demographics within the same neighbourhood.
- Where does Highams Park East rank in Waltham Forest?
- Highams Park East scores 45/100 on our composite liveability index. To see how it stacks up against every other neighbourhood in Waltham Forest, see the Cities table on the Waltham Forest page.
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