What's the median rent in Highams Park West?

The median monthly rent across Highams Park West is £1,753.

How well-connected is Highams Park West?

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 12 minutes' walk.

What schools are near Highams Park West?

There are 26 schools within 2 km of Highams Park West, of which 33% are rated Good or Outstanding by Ofsted. The nearest Outstanding-rated school is approximately 568 m away.

What is the council tax band in Highams Park West?

The most common council tax band in Highams Park West is C, with the typical Band D annual charge around £2,262. Council tax is set by Waltham Forest council and applies to every property in the area.

How long is the commute from Highams Park West to London?

By the fastest direct train, the journey from Highams Park West to central London is approximately 12 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 West?

100% of premises in Highams Park West are gigabit-capable according to Ofcom Connected Nations 2025. Most properties can already buy gigabit packages.

What is the deprivation rank of Highams Park West?

Highams Park West sits in IMD decile 5 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 West?

48% of households in Highams Park West 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 West?

The average property price across Waltham Forest (the local authority covering Highams Park West) 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 West 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 West?

Highams Park West contains 5 local areas: Waltham Forest 008E, Waltham Forest 008B, Waltham Forest 008C, Waltham Forest 008D, Waltham Forest 008A.

What is the average rent in Highams Park West?

The estimated median monthly rent in Highams Park West 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 West a safe place to live?

Highams Park West has a safety score of 78/100. 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 West?

33% of schools within 2 km of Highams Park West are rated Good or Outstanding by Ofsted. The Schools section lists individual schools with inspection ratings.

How long is the commute from Highams Park West?

Public-transport commute time from Highams Park West to central London is approximately 12 minutes. The Transport section has commute times to every major UK city hub.

How is Highams Park West different from the rest of Waltham Forest?

Highams Park West contains 5 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 West rank in Waltham Forest?

Highams Park West scores 53/100 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.

Neighbourhood · Waltham Forest · London

Highams Park West

Waltham Forest 008 · 5 sub-areas · 9,667 residents

Updated May 2026

Verdict

How are these scored? →

Best for Young professionals (82/100)Watch-out: Solo renters (61/100)Liveability 53/100 · Above medianCommuter neighbourhood

Highams Park West is a commuter neighbourhood within Waltham Forest — train into London runs in around 12 minutes, and the rhythm of weekday mornings is shaped by it. The demographic profile leans family-aged, with a clear share of households with school-age children.

Median rent

£1,753+1.9%

vs last year

ONS Rent Index (PIPR) · Mar 2026

Crime / 1k / yr

60.3

Top quartile

Police.uk crime data · Feb 2026

Best hub commute

12 min

Direct to London

Network Rail TTIS (CIF) · Apr 2026

Good schools 2 km

33%

26 schools within 2 km

Ofsted (spatial) · Feb 2026

Liveability

53/100

Above median

Population

9,667

5 sub-areas

ONS LSOA mid-2024 estimates · 2024

Overview

What's it like to live in Highams Park West?

A snapshot of Highams Park West

Day-to-day life sits close to greenery — a park or playing field is within easy walking distance of most addresses; food and drink within walking distance is workable but not dense — around 18 restaurants and 0 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 5 sub-areas — population-weighted means for rates, sums for counts. Sources cited beneath each section.

Highams Park West in Waltham Forest

Cost

Cost of living

What does it cost to live here?

Rent runs at £1,753 a month — 59% above the national median. Council tax is most commonly Band C.

Median rentCouncil area

£1,753/mo

Up 1.9% on last year

+£653 vs nat'l avg

Total monthly baseline

£1,942/mo

Rent + council tax + indicative utilities

Council tax — modal bandCouncil area

Around £2,262/yr · £189/mo

Years to save 10% deposit

6.6 yr

Assumes saving 20% of gross salary

+32% vs nat'l avg

Rent — whole property and per room (sharing)2-bed: £1,713/mo · £857/room

By bedroom count

1 bedroom£1,392/mosolo only

2 bedrooms£1,713/mo£857/mo per room shared

3 bedrooms£2,008/mo£669/mo per room shared

4 bedrooms£2,556/mo£639/mo per room shared

By property type

Flat£1,585/mo

Terraced house£2,035/mo

Semi-detached£2,294/mo

Detached house£2,129/mo

Can you afford to live here?Rent as a share of take-home, four common living arrangements

Renting alone

Whole property, on the local median salary

68%

of take-home

£1,753/mo per person · take-home £2,572/moA stretch

Sharing a 2-bed

Half a 2-bed flat, on the local median salary

33%

of take-home

£857/mo per person · take-home £2,572/moTight but workable

Sharing a 3-bed

One room in a 3-bed flat-share

26%

of take-home

£669/mo per person · take-home £2,572/moComfortable

Couple, two incomes

Whole property split between two earners on the local median salary

34%

of take-home

£877/mo per person · take-home £2,572/moTight but workable

Take-home is calculated from the median resident salary using UK 2024–25 income-tax + NI bands. Higher earners and dual-income households see lower percentages than the table shows; the median figures are a market benchmark, not a personal estimate.

Buying — affordability detail~£2,657/mo on a 25-year mortgage at 5%

Median sale price (Land Registry)£505,000

Average price (HPI, smoother)Council area£525,1192.5% YoY

Estimated monthly mortgage£2,657/mo

Gross rental yield (BTL)4.1%

Years to save 10% deposit6.6 years

Bills — council tax, energy, fuel povertyCouncil tax (Band D, all-in): £2,387/yr

Council tax — Band D (incl. precepts)Council area£2,387/yr

Council tax — band-mix-weighted (typical home)Council area£2,262/yr

EPC median rating—

Homes rated A or B7%

Households in fuel poverty11.0%

Source: ONS PIPR (rent), HM Land Registry / HMLR HPI (sale prices), VOA + MHCLG (council tax), MHCLG EPC bulk download, DESNZ LILEE (fuel poverty).

Safety

How safe is Highams Park West?

Safety scores 78/100 against the national distribution, with police-recorded crime running 40% below the national average (60.3 per 1,000 residents per year).

Crime / 1k / yr

60.3

recorded incidents per 1,000 residents · 13 / month

Safety scoreHow? →

78/100

Higher is safer (national percentile)

Deprivation decile

5/10

1 = most deprived nationally · 10 = least

How crime is measured

What's counted. Incidents recorded by territorial police forces and published to data.police.uk each month. Rates use the latest 12 months of data divided by the area's mid-2024 ONS resident population — so the figure is reported incidents per 1,000 residents per year.

Anti-social behaviour is the largest category in most areas and is worth reading carefully — it's a community-reports bucket (noise, rowdiness, nuisance), not "crime" in the legal sense. ASB and shoplifting are weighted lower than violent offences in the safety score on each page.

Caveats. The denominator is residents, so workday and tourist destinations can look worse than they feel for someone living there. Greater Manchester forces stopped publishing to data.police.uk in 2020, so figures for those areas are intentionally blank rather than misleadingly low.

Crime by category, per 1,000 residents per yearBar lengths show share of total recorded crime.

Violent & sexual offences

14.0 /1k

Anti-social behaviour

13.7 /1k

Public order

2.7 /1k

Vehicle crime

9.4 /1k

Criminal damage & arson

2.2 /1k

Burglary

4.9 /1k

Other theft

4.6 /1k

Shoplifting

1.1 /1k

Drugs

5.1 /1k

Theft from the person

0.6 /1k

Possession of weapons

1.2 /1k

Robbery

1.1 /1k

Bicycle theft

1.3 /1k

Source: data.police.uk monthly counts (12-month rolling, normalised by ONS mid-year population). Greater Manchester values use IMD 2019 crime-domain proxy.

Transport

Getting around Highams Park West

Strong transport links — 88/100; nearest rail station is Highams Park at around 960 m; 47 bus stops within five minutes' walk; London is reachable in 12 minutes by direct train.

Transport scoreHow? →

88/100

Top quartile

Best hub commute

12 min

Direct to London

WFH share

33%

Census 2021 — work mostly from home

Nearest National Rail

Highams Park

960 m walk · 12 min to London

Nearest tube / metro / tram

Walthamstow Central

2.6 km walk · Victoria

Commute by train to major UK hubsFastest: London in 12 min

London

12 min

Manchesterapprox

157 min

Birminghamapprox

107 min

Leedsapprox

159 min

Liverpoolapprox

167 min

Bristolapprox

119 min

Sheffieldapprox

148 min

Edinburghapprox

273 min

Glasgowapprox

302 min

Cardiffapprox

140 min

Walking time from the LSOA centroid to the nearest station, plus the fastest direct train from there. Routes that require a change of train are marked “approx” (haversine fallback).

How residents commute (Census 2021)33% work from home

Drive30%Public transport25%Walk / cycle8%Work from home33%

Method of travel to work for residents in employment, Census 2021 (TS061).

Broadband — gigabit available (1,000 Mbps) to most homesTop speed available: 1,000 Mbps · effectively universal

Top advertised speedCouncil area1,000 Mbps (gigabit)

Gigabit-ready (1,000 Mbps)Council area100% of premises

Ultrafast (≥300 Mbps)Council area100% of premises

Below USO (under 10 Mbps)Council area0.0% of premises

Outdoor 5G coverageCouncil area100%

Coverage from Ofcom Connected Nations 2025. Top speeds reflect what's available to buy at the address; actual experienced speeds depend on the chosen package and provider.

Source: National Rail TTIS timetable (direct journey times), TfL Open Data + OSM (metros), Ofcom Connected Nations 2025, ONS Census 2021 (TS061).

Schools

Schools near Highams Park West

26 schools within a 2 km radius; around 33% rated Good or Outstanding — somewhat below the national norm; the nearest Outstanding school, Selwyn Primary School, is around 233 m away.

School scoreHow? →

82/100

Top quartile

Schools within 2 km

9 rated Good or Outstanding

% Good or Outstanding

33%

Of all schools within 2 km

−36.7 pp vs nat'l avg

Nearest Outstanding school

Selwyn Primary School

233 m from the centroid

Closest schools5 closest within ~5 km of the centroid

Name	Phase	Rating	Distance
Selwyn Primary School	Academy Converter	Outstanding	233 m
Ainslie Wood Primary School	Community School	Good	839 m
Salisbury Manor Primary School	Academy Converter	Good	983 m
Highams Park School	Academy Converter	Good	1.0 km
Handsworth Primary School	Community School	Good	1.0 km

Source: Ofsted school inspection ratings (latest inspection per school), spatially joined to the local area centroid via PostGIS.

Daily life

What's actually around Highams Park West?

OpenStreetMap counts of the things people use day-to-day — pubs, restaurants, parks, cinemas, supermarkets — within walking distance of the centroid.

Map data © OpenStreetMap contributors, available under the Open Database Licence (ODbL). Counts derived via the Overpass API and refreshed monthly.

Eat & drink

Pubs0≤ 500 m
Bars0≤ 500 m
Restaurants18≤ 500 m
Cafés2≤ 500 m
Cuisine variety11≤ 1 km

Going out

Cinemas0≤ 2 km
Theatres1≤ 2 km
Museums1≤ 2 km
Galleries2≤ 2 km
Nightclubs0≤ 1 km

Practical & family

Supermarkets0≤ 500 m
Libraries0≤ 500 m
Parks0≤ 500 m
Playgrounds7≤ 500 m
Gyms4≤ 1 km

Getting around

Bus stops (close)47≤ 500 m
Bus stops (wider)47≤ 1 km
Rail stations0≤ 500 m
Tube entrances0≤ 500 m
Tram stops0≤ 500 m

Who it suits

Is Highams Park West right for you?

Six persona fit scores from 0–100 — each built from the metrics that group actually optimises for. Click through to the matching ranked list for the wider region.

Families

69/100

Good fit

Schools rate modestly (33% Good+ within 2 km), rental turnover is higher than average, and safety scores above the median.

See schools ranking →

Young professionals

82/100

Great fit

Transport scores 88/100 and gigabit broadband reaches 100% of premises.

See transport ranking →

Couples

65/100

Good fit

Liveability 53/100, safety 78/100 and median rent at £1,753/mo combine to make this a comfortable choice for a couple.

See affordability ranking →

Retirees

70/100

Good fit

Healthcare is close (GP ~734 m, hospital ~3.1 km), greenspace is walkable, and 8% of residents are 65+ — an established peer group.

See safety ranking →

Investors / BTL

65/100

Good fit

Gross yield 4.1%, capital growth +2.5% YoY, 19% private-rented stock — strong tenant pool with reasonable demand and supply balance.

See earnings ranking →

Solo renters

61/100

Good fit

Private-rental stock is thin (19% PRS), 22% of households are single-person, and transit is on the doorstep.

See transport ranking →

How these ratings are built

Each persona has its own scoring model. We pick the metrics that group actually optimises for, then weight and curve them so realistic trade-offs are reflected — a great score in one factor can't fully paper over a poor score in another. Weights sum to 100 before any synergy bonuses.

Families

Families consistently prioritise schooling and a safe, settled neighbourhood, so those two factors carry the most weight and use a convex curve — mediocre values are penalised more than a simple average would suggest. A bonus is applied where good schools and low crime coincide.

Good+ schools within 2 km28%
Crime / safety score22%
Households with children15%
Greenspace proximity15%
Owner-occupation rate10%
Family-age population10%

Young professionals

Young professionals optimise for commute, connectivity and being around peers. Transport gets the largest single weight; broadband uses a concave curve so any decent gigabit coverage counts, and a bonus applies in well-connected, graduate-heavy areas (the classic urban knowledge-hub signal).

Transport / PTAL score27%
18–34 population share22%
Gigabit broadband coverage18%
Degree-educated adults14%
Crime / safety score12%
Private-rental availability7%

Couples

Couples without children weight liveability and day-to-day quality highest. Rent is on a sigmoid curve with a steep cliff between £800 and £1,400/month, reflecting how affordability flips from comfortable to stretched across that range. A bonus applies where the area is both safe and walkable.

Liveability composite25%
Crime / safety score22%
Transport / PTAL score18%
Median rent affordability17%
EPC energy efficiency10%
25–49 population share8%

Retirees

Retirees prioritise healthcare proximity, walkable greenspace and a settled neighbourhood with peers in the same life stage. GP and hospital distance are the largest weights — both use exponential drop-offs because needing care 5 km away is much worse than 1 km away, regardless of how many other amenities are nearby.

GP proximity22%
Hospital proximity18%
Crime / safety score18%
Greenspace proximity14%
Over-65 population share10%
Single-floor accommodation10%
Owner-occupation rate8%

Investors / BTL

Buy-to-let investors weight pure financial signals: yield, capital growth, tenant demand, supply pipeline and area job-growth. Crime and amenities only matter as far as they protect the tenant pool. Yield uses a sigmoid that rewards the realistic 4–7% band; pipeline penalises areas with heavy new-build supply that will pressure future rents.

Gross rental yield32%
House-price growth (HPI YoY)20%
Tenant demand18%
5-year jobs growth12%
Supply pipeline (inverse)10%
Safety score8%

Solo renters

Solo renters and students optimise for flexibility — depth of private-rental supply, peers in the same life stage and frictionless transit. Cost matters but the curve is gentler than for couples (no shared income). A nearby Tube/metro/rail station is heavily weighted because cars are usually off the table for this group.

Private-rental availability22%
Single-person households18%
Transit proximity16%
Median rent affordability14%
18–34 population share12%
Gigabit broadband coverage10%
Crime / safety score8%

Demographics

Who lives here?

Census 2021 snapshot: family-aged profile (27% under 18).

Age profile

Under 1827%18–3424%35–4924%50–6416%65+8%

Tenure

Owned48%Private rent19%Social rent18%

Households

One person22%Couple with children24%Lone parent17%Other12%

Property types

Flat42%Terraced43%Semi-detached12%Detached3%

Ethnic mix and country of birthDiversity index: 69/100

Ethnic group

White47%Asian20%Black18%Mixed7%Other8%

Country of birth

UK-born67%Born outside UK33%

Religion

Christian41%Muslim21%No religion25%Other6%

Education and health38% degree-educated

Degree-educated (16+)37.5%+4.0 pp vs nat'l

No qualifications18.6%

Self-rated good or very good health87.2%

Self-rated bad or very bad health3.7%

Disabled (Equality Act)11.9%

Source: ONS Census 2021 (TS001 / TS003 / TS004 / TS021 / TS030 / TS037 / TS038 / TS044 / TS061 / TS066 / TS067).

Employment

Work and income

primarily residential — most working residents commute out (0.32 jobs per resident); median resident salary £37,971/year; 6.6% on the DWP claimant count.

Median resident salaryCouncil area

£37,971/yr

Workplace earnings of people who live here

Unemployment rate (ILO)

7.3%

ONS ILO method — 66% economically active (Census 2021)

Jobs in the council areaCouncil area

104,000

0.32 jobs per working-age resident

Working status of 16+ residents (Census 2021)ILO unemployment 7.3% · 66% economically active · 32% inactive

ILO unemployment rate: 7.3% — This uses the same methodology as the ONS Labour Force Survey: unemployment is expressed as a share of the economically active population (employed + job-seeking only), not all 16+ residents. Retirees, students, full-time carers and others who are “inactive” are excluded from the denominator, giving a like-for-like figure to the national headline rate.

Employed61%Unemployed5%Inactive32%

Census 2021 TS066. The three bars above share a denominator of all residents aged 16+ and always sum to 100%. "Inactive" covers students, retirees, full-time carers, the long-term sick and anyone not currently seeking work — which is why the raw employed% figure is lower than the LFS employment rate. The ILO unemployment rate above strips out inactive residents and matches the standard definition used in national statistics.

DWP claimant count: 6.6% of working-age (16-64) residents claim Universal Credit while seeking work or Jobseeker's Allowance. This is the live monthly unemployment proxy and is not directly comparable to the Census figures above — it counts a narrower group on a different denominator, but it's the most up-to-date local indicator.

Local job mix (BRES sectors, SIC 2007)Top sector: Retail & hospitality

Health & social

14.2%

Retail & hospitality

20.1%

Education

10.7%

Manufacturing

2.9%

Professional

3.7%

Construction

5.2%

Tech & ICT

5.4%

Finance

0.6%

Net commute flow: +88,244 jobs vs. working-age residents. More jobs than workers — net commuter inflow.

Source: ONS ASHE (resident salary), ONS Census 2021 TS066 (economic activity), ONS BRES NM_189_1 (jobs by sector), DWP claimant count.

Inside this neighbourhood

Sub-areas and postcodes in Highams Park West

5 sub-areas and 104 postcodes. Tap any to drill in — hover previews on desktop.

Sub-area	Median rent	Liveability	Safety	Transport
Waltham Forest 008E	£1,753	53	78	85	View →
Waltham Forest 008B	£1,753	10	54	90	View →
Waltham Forest 008C	£1,753	64	89	88	View →
Waltham Forest 008D	£1,753	71	85	88	View →
Waltham Forest 008A	£1,753	10	39	83	View →

Compare with…

How does Highams Park West compare to neighbouring areas?

One-click side-by-side comparisons against 6 sibling neighbourhoods in Waltham Forest. Rent, safety, transport, schools, total cost of living — all the same metrics, two areas at a time.

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Highams Park West vs Leytonstone South West

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FAQ

Frequently asked

What's the median rent in Highams Park West?: The median monthly rent across Highams Park West is £1,753.
How safe is Highams Park West?: Highams Park West 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 West?: 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 12 minutes' walk.
What schools are near Highams Park West?: There are 26 schools within 2 km of Highams Park West, of which 33% are rated Good or Outstanding by Ofsted. The nearest Outstanding-rated school is approximately 568 m away.
What is the council tax band in Highams Park West?: The most common council tax band in Highams Park West is C, with the typical Band D annual charge around £2,262. Council tax is set by Waltham Forest council and applies to every property in the area.
How long is the commute from Highams Park West to London?: By the fastest direct train, the journey from Highams Park West to central London is approximately 12 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 West?: 100% of premises in Highams Park West are gigabit-capable according to Ofcom Connected Nations 2025. Most properties can already buy gigabit packages.
What is the deprivation rank of Highams Park West?: Highams Park West sits in IMD decile 5 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 West?: 48% of households in Highams Park West 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 West?: The average property price across Waltham Forest (the local authority covering Highams Park West) 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 West 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 West?: Highams Park West contains 5 local areas: Waltham Forest 008E, Waltham Forest 008B, Waltham Forest 008C, Waltham Forest 008D, Waltham Forest 008A.

FAQ

Frequently asked about Highams Park West

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 West?: The estimated median monthly rent in Highams Park West 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 West a safe place to live?: Highams Park West has a safety score of 78/100. 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 West?: 33% of schools within 2 km of Highams Park West are rated Good or Outstanding by Ofsted. The Schools section lists individual schools with inspection ratings.
How long is the commute from Highams Park West?: Public-transport commute time from Highams Park West to central London is approximately 12 minutes. The Transport section has commute times to every major UK city hub.
How is Highams Park West different from the rest of Waltham Forest?: Highams Park West contains 5 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 West rank in Waltham Forest?: Highams Park West scores 53/100 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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