HIGHAMS PARK AREA GUIDE
Lakeside walks, Epping Forest on your doorstep and trains to Liverpool Street in around 23 minutes. Your complete guide to living in Highams Park, E4.
THE REGAL, HIGHAMS PARK
New homes by BAR Homes in the heart of Highams Park, E4
The Regal cinema project brings 33 brand-new apartments to Highams Park, behind a striking Art Deco-inspired brick façade. With the lake, Epping Forest and fast trains into the City close by, it is the perfect base for everything in this guide.
33 new apartments
1 bedroom and 2 bedroom apartments, plus penthouses
Prices from £375,000
Register your interest today to be among the first to hear about availability.
WHY CHOOSE HIGHAMS PARK?
Tucked between Walthamstow, Chingford and Woodford Green in the London Borough of Waltham Forest, Highams Park is a leafy E4 neighbourhood with a genuine village feel. In 2024 it made its debut on the Sunday Times Best Places to Live in London shortlist, which described it as a "lively, leafy neighbourhood".
Buyers are drawn here by the mix of green space, characterful high street, good schools and quick, direct trains into the City. Whether you're a first-time buyer, a growing family or downsizing, living in Highams Park offers the best of both worlds: a calm, community-focused suburb that is still firmly part of London.
In this guide we cover everything you need to know before buying a home in Highams Park, from transport and schools to the best places for coffee.
Getting Around
Highams Park to Liverpool Street
23 minutes
Off-peak trains to Liverpool Street
4 an hour
To Walthamstow Central (Victoria line)
2 stops
To Woodford (Central line)
1.5 miles
Travelcard fare zone
Zone 4
Bus routes from the station
212 · 275 · W16
Highams Park station
Step-free access
Epping Forest
On your doorstep
Your Journey to Liverpool Street
London Overground Weaver line · typical off-peak journey times from Highams Park
HIGHAMS PARK LAKE
The lake is what gives Highams Park its character. It was created by the celebrated Georgian landscape gardener Humphry Repton, who dammed the River Ching to form it, and the surrounding parkland, known locally as "The Field", is one of the most loved green spaces in east London.
Around 450m long and up to 80m wide
The lake is owned by the City of London Corporation, with the park looked after by Waltham Forest Council
Humphry's Café by the water and a children's playground
Swans nest on the lake's small island
Large rocks near the top of the lake are thought to have been placed by Repton himself
Morning runs, weekend strolls with the kids, picnics on the grass or a coffee by the water: life in Highams Park naturally revolves around the lake.
EPPING FOREST ON YOUR DOORSTEP
Few London neighbourhoods can match Highams Park for access to nature. The area sits on the southern edge of Epping Forest, around 2,400 hectares (5,900 acres) of ancient woodland, open grassland and ponds, owned and protected by the City of London Corporation.
Home to around 55,000 ancient trees, more than any other single site in the UK
Over 100 lakes and ponds to explore
Miles of walking, running, cycling and horse-riding trails
Queen Elizabeth's Hunting Lodge, a Tudor landmark, is a short trip away in Chingford
For dog owners, families and anyone who loves the outdoors, having one of England's great forests within walking distance of a Zone 4 station is a rare luxury.
TRANSPORT & COMMUTING
Highams Park is a commuter's dream. Highams Park station is on the London Overground Weaver line (the Liverpool Street to Chingford branch) and has full step-free access.
Liverpool Street in around 23 minutes, direct, via Walthamstow Central, Hackney Downs and Bethnal Green
Victoria line connections at Walthamstow Central, just two stops away, for King's Cross St Pancras, Oxford Circus and Victoria
Elizabeth line connections at Liverpool Street for Canary Wharf, Bond Street, Heathrow and Reading
Central line stations at Woodford and South Woodford are around 1.5 miles away
Bus routes 212, 275 and W16 serve the station
Drivers have easy access to the North Circular (A406) and the M11
The station's historic level crossing is a much-loved local landmark, and its old signal box was saved by residents and reopened as a crêperie in 2017.
CAFÉS, BRUNCH & EATING OUT
Highams Park has a growing independent food scene, centred on Hale End Road and The Avenue, all within a few minutes' walk of the station.
Biba & Wren, Hale End Road: pastries, hearty breakfasts and smooth coffee. A local favourite for brunch with friends.
Karya Bistro, Hale End Road: a Mediterranean twist on brunch classics in a warm, modern setting. Opens early on weekdays, perfect for commuters.
Smile Avenue Café, The Avenue: an early opener for a quick coffee and breakfast to go.
Humphry's Café, Highams Park: the lakeside café, ideal after a weekend walk.
For even more choice, the bars and restaurants of Walthamstow Village and Hoe Street are just a few stops down the line.
SCHOOLS & FAMILY LIFE
With parks, forest and a choice of well-regarded schools, Highams Park is a popular choice for families moving to east London.
Selwyn Primary School: rated Outstanding by Ofsted (2022)
Handsworth Primary School: rated Good (2023)
Ainslie Wood Primary School: rated Good (2023)
Highams Park School: secondary school with a sixth form, rated Good (2024)
Woodford County High School for Girls: a selective grammar school nearby, housed in the original Highams manor house
Ofsted ratings are as reported by Zoopla at the time of writing. We always recommend checking the latest reports and admissions criteria with each school and with Waltham Forest Council.
HIGH STREET & COMMUNITY
The shops around The Avenue and Hale End Road give Highams Park its village character, with independent businesses, cafés and everyday essentials, including a Tesco, all close to the station. Hale End Library on The Avenue is a well-used community hub.
The community spirit here is strong:
Highams Park Spring Festival: a free family fun day near the lake, with stalls, live music, a dog show and a classic car show
Arts and culture: the area has hosted its own arts and culture trail, with exhibitions, workshops, food pop-ups and music
Sport: Rolls Park is open to the public for football and cricket, and has a tennis club
A Little Local History
The area began as a small Saxon settlement in the Great Forest of Waltham, and much of it was once known as Hale End. The station opened in 1873 under that name. From 1897 to 1971, the Halex factory on Larkshall Road was a major employer, making plastic goods and enjoying a near monopoly on table tennis balls. A blue plaque on Jubilee Avenue marks the site today.
HIGHAMS PARK FAQS
Is Highams Park a nice place to live?
Yes. Highams Park combines a village atmosphere with fast links into central London. Residents enjoy the lake, Epping Forest, a friendly high street and well-regarded schools, and in 2024 the area was shortlisted in the Sunday Times Best Places to Live in London.
What zone is Highams Park in?
Highams Park station is in Travelcard Zone 4.
How long does it take to get from Highams Park to central London?
Direct Overground trains reach Liverpool Street in around 23 minutes. You can change at Walthamstow Central for the Victoria line to the West End.
Which borough is Highams Park in?
Highams Park is in the London Borough of Waltham Forest, between Walthamstow, Chingford and Woodford Green.
Is Highams Park good for families?
Very. Families benefit from a choice of primary and secondary schools, playgrounds, the lake and Epping Forest, plus community events such as the Spring Festival.
Are there new build homes in Highams Park?
Yes. Regal is BAR Homes' new development in Highams Park, E4. Register your interest to be first to hear about availability.
Your New Home in Highams Park
Regal
Highams Park | London E4 | New build homes
Regal is BAR Homes' new development in Highams Park, bringing modern new build living to one of London's most desirable neighbourhoods. Enjoy lakeside walks, Epping Forest and quick trains into the City, all from a brand-new home.
Register your interest to be among the first to hear about availability, or call us on 020 4526 6529.
Register Interest