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Postcode sector · E4 9

Is Highams Park a good place to live?

249 postcodes · 249 postcodes

In Highams Park (E4 9), recorded crime is 58% above the national average, homes sell for around £550,298 on average, there are 5 schools in the area (4 of 4 Ofsted-rated Good or Outstanding), flood risk from rivers and the sea is high, and it ranks as close to the national average for deprivation (deprivation decile 6/10, where 1 is most deprived).

Official UK open data · crime to 2026-04 · HM Land Registry, Police.uk, Environment Agency, GIAS/Ofsted, ONS 2021. Free to browse.

Flood risk in Highams Park E4 9

Flood risk from rivers and the sea in Highams Park E4 9 is rated high. Around 3.0% of properties (256 of 8,522) sit in a modelled flood zone, of which 159 are at significant risk.

Source: Environment Agency, Risk of Flooding from Rivers and Sea, updated 2026-06-27. Surface-water and groundwater flooding are modelled separately and are not included here. Commission an official flood search before purchase.

Sold-price trend (1995–2026)

1995: mean £73,257, median £74,250 (270 sales)1996: mean £75,778, median £76,000 (330 sales)1997: mean £82,356, median £83,500 (345 sales)1998: mean £94,861, median £94,000 (303 sales)1999: mean £104,468, median £100,000 (401 sales)2000: mean £128,531, median £129,998 (334 sales)2001: mean £143,685, median £144,995 (410 sales)2002: mean £175,388, median £176,000 (384 sales)2003: mean £204,673, median £214,000 (361 sales)2004: mean £211,157, median £220,000 (342 sales)2005: mean £219,073, median £220,000 (321 sales)2006: mean £236,335, median £236,000 (370 sales)2007: mean £264,717, median £259,000 (328 sales)2008: mean £268,848, median £263,750 (158 sales)2009: mean £246,250, median £245,000 (165 sales)2010: mean £268,256, median £268,500 (198 sales)2011: mean £265,278, median £263,500 (199 sales)2012: mean £264,425, median £255,000 (218 sales)2013: mean £293,371, median £282,750 (288 sales)2014: mean £327,074, median £291,248 (332 sales)2015: mean £376,079, median £400,000 (269 sales)2016: mean £415,129, median £430,000 (237 sales)2017: mean £471,829, median £450,000 (219 sales)2018: mean £483,597, median £445,500 (298 sales)2019: mean £459,520, median £465,000 (215 sales)2020: mean £455,773, median £440,000 (238 sales)2021: mean £529,912, median £490,000 (309 sales)2022: mean £591,833, median £525,000 (239 sales)2023: mean £553,408, median £532,500 (218 sales)2024: mean £550,298, median £550,000 (218 sales)2025: mean £590,427, median £567,500 (235 sales)2026: mean £523,194, median £525,000 (45 sales)1995: mean £73,257, median £74,250 (270 sales)1996: mean £75,778, median £76,000 (330 sales)1997: mean £82,356, median £83,500 (345 sales)1998: mean £94,861, median £94,000 (303 sales)1999: mean £104,468, median £100,000 (401 sales)2000: mean £128,531, median £129,998 (334 sales)2001: mean £143,685, median £144,995 (410 sales)2002: mean £175,388, median £176,000 (384 sales)2003: mean £204,673, median £214,000 (361 sales)2004: mean £211,157, median £220,000 (342 sales)2005: mean £219,073, median £220,000 (321 sales)2006: mean £236,335, median £236,000 (370 sales)2007: mean £264,717, median £259,000 (328 sales)2008: mean £268,848, median £263,750 (158 sales)2009: mean £246,250, median £245,000 (165 sales)2010: mean £268,256, median £268,500 (198 sales)2011: mean £265,278, median £263,500 (199 sales)2012: mean £264,425, median £255,000 (218 sales)2013: mean £293,371, median £282,750 (288 sales)2014: mean £327,074, median £291,248 (332 sales)2015: mean £376,079, median £400,000 (269 sales)2016: mean £415,129, median £430,000 (237 sales)2017: mean £471,829, median £450,000 (219 sales)2018: mean £483,597, median £445,500 (298 sales)2019: mean £459,520, median £465,000 (215 sales)2020: mean £455,773, median £440,000 (238 sales)2021: mean £529,912, median £490,000 (309 sales)2022: mean £591,833, median £525,000 (239 sales)2023: mean £553,408, median £532,500 (218 sales)2024: mean £550,298, median £550,000 (218 sales)2025: mean £590,427, median £567,500 (235 sales)2026: mean £523,194, median £525,000 (45 sales) MeanMedian £591,833 £73,257 1995 2026*

Annual sold price in E4 9, 1995–2026 — mean (blue) and median (terracotta). The median is the typical sale; a wide gap to the mean means a few high-value sales pull the average up. 2026 is a part year (45 sales so far). Hover a point for both figures. Source: HM Land Registry Price Paid.

Recorded crime trend

Jul 24: 1 crimesAug 24: 78 crimesSep 24: 90 crimesOct 24: 124 crimesNov 24: 141 crimesDec 24: 122 crimesJan 25: 123 crimesFeb 25: 83 crimesMar 25: 102 crimesApr 25: 144 crimesMay 25: 125 crimesJun 25: 120 crimesJul 25: 107 crimesAug 25: 110 crimesSep 25: 88 crimesOct 25: 113 crimesNov 25: 102 crimesDec 25: 93 crimesJan 26: 103 crimesFeb 26: 91 crimesMar 26: 94 crimesApr 26: 105 crimesMay 26: 86 crimesJun 26: 96 crimes Jun 26: 96 crimes 144 1 Jul 24 Jun 26

Recorded crimes per month in E4 9 (Jul 24–Jun 26, average 102/month). Hover a point to read the count. Source: Police.uk street-level data.

Who lives here

Median age
39
One-person households
24%
Households with children
36%
Households
11,212

Owned 65% · Social rent 16% · Private rent 17%

Census 2021 (ONS), for E4 9.

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Highams Park E4 9: frequently asked questions

Is Highams Park E4 9 a good place to live?

In Highams Park (E4 9), recorded crime is 58% above the national average, homes sell for around £550,298 on average, there are 5 schools in the area (4 of 4 Ofsted-rated Good or Outstanding), flood risk from rivers and the sea is high, and it ranks as close to the national average for deprivation (deprivation decile 6/10, where 1 is most deprived).

What is the crime rate in Highams Park E4 9?

Recorded crime in Highams Park E4 9 runs at 421.7 per 1,000 properties, 58% above the national average (Police.uk, 2026-04).

Is Highams Park E4 9 safe?

Crime in Highams Park E4 9 is above the national average. Recorded crime in Highams Park E4 9 runs at 421.7 per 1,000 properties, 58% above the national average (Police.uk, 2026-04).

How much are house prices in Highams Park E4 9?

Homes in Highams Park E4 9 sell for around £550,298 on average, based on 218 recorded sales (HM Land Registry).

Is Highams Park E4 9 at risk of flooding?

Flood risk from rivers and the sea in Highams Park E4 9 is rated high. Around 3.0% of properties (256 of 8,522) sit in a modelled flood zone, of which 159 are at significant risk.

How many schools are there in Highams Park E4 9?

There are 5 schools in Highams Park E4 9 (3 primary, 1 secondary), per the DfE Get Information about Schools register.

Are the schools in Highams Park E4 9 any good?

Of the 4 Ofsted-rated schools in Highams Park E4 9, 4 (100%) are rated Good or Outstanding (Ofsted).

Is Highams Park E4 9 a deprived area?

Highams Park E4 9 sits in deprivation decile 6 of 10 (1 = most deprived), making it around the national average for England (English Indices of Deprivation, ONS).