Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.58471, 0.02322

E11 1PN— Wanstead Village, Redbridge

Location and area intelligence for E11 1PN, Wanstead Village, Redbridge

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 40/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
69
Safety
84
Schools
60
Transport
40
Environment
68
Investment
38

The bottom line

E11 1PN offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

E11 1PN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.5% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for E11 1PN

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How E11 1PN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Snaresbrook Primary School

Not yet inspected · 1 min walk

KS2: 108.1

—

Secondary

Wanstead High School

Not yet inspected · 17 min walk

P8: +0.29A8: 55.5

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 36 min walk

3 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

44.0 incidents per 1,000 residents

Better than 67% of London
→ Stable

-31% vs borough

Crime by type

Anti-social behaviour26%
Other23%
Violence & sexual offences22%
Vehicle crime19%
Drug offences5%
Burglary3%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 2.8km

Crime is 32% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E11 district median

£556,000

Based on 409 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£6,175/m²
Price per ft²£574/ft²
Avg floor area67.9 m²

EPC breakdown

C
4%
D
2%
E
1%

Based on 7 properties · Confidence: low

Street mix

Flat 100%

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£169,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.4%

Total change

+593%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.3%

per year

Acceleration

-7.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£60k£83k+38.7%1
Post-dot-com plateau2002–2003£151k£170k+12.7%1.5
Pre-crash peak2006–2006£248k£248k+0%1
GFC & correction2010–2012£272k£276k+1.7%1
Help-to-Buy recovery2013–2016£290k£395k+36.2%1
Rate-rise correction2022–2022£418k£418k+0%1
Current market2026–2026£413k£413k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
4.3%
District
4.8%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Snaresbrook Underground StationCentral line
5.6 min walk
Wood Street

Nearby stations

Snaresbrook Underground StationCentral
6 min walk
South Woodford Underground StationCentral
11 min walk
Wanstead Underground StationCentral
14 min walk
Wood Street Rail StationWeaver
22 min walk
Wood StreetNational Rail
22 min walk
No bus stops within 400m

28

Walkability score

90

Footpaths (500m)

0

Santander docks (800m)

3.5 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria55 min ↑
Waterloo53 min ↑
Canary Wharf42 min ↓
City ★40 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

11

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)18
Nearest car park193m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Snaresbrook Road Car Park18 spaces
767m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 Mbps
Superfast coverage100%
All operators 5G96%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.8 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 76% of London

Nearest SSSI: Chingford Reservoirs SSSI — 6.9 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,520 hrs/yr

Sunshine

605 mm/yr

Rainfall

22.5°C

Summer avg

3.0°C

Winter avg

Solar yield852.3 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WANSTEAD PLACE SURGERY

45 WANSTEAD PLACE, WANSTEAD, E11 2SW

9 min walk

79%

Recommend GP

79%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 417 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

13

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 828 m
5 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

752m

Post office

Nearby shops

Gaks Wines414 m
Vimal Conveience Store477 m
Daygustation Wines540 m
The Ginger Pig794 m

Nearby cafes

Tea Room376 m
The Wagon Wanstead514 m
Bare Brew526 m
Costa788 m

Nearby restaurants

Tiffin Tin373 m
Loon Yee378 m
Yummy Thai Kitchen454 m
Ark484 m

Nearby pubs

Toby Carvery231 m
The Duke391 m
The Nightingale497 m
The Cuckfield608 m

Nearby gyms

Target Fit541 m

Nearby pharmacies

Wanstead Pharmacy747 m
Daniel's Pharmacy945 m
Ocean Pharmacy978 m
Boots1.0 km

Nearby health

Wanstead Place707 m
Wanstead Village Dental & Health Centre752 m
The Evergreen Surgery761 m
Bupa Dental Care873 m
Food hygiene (5-star)82% of 55

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
3.0% (average)London avg: 3.8%Below average yield — bottom 62%
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

56.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,802m
Crossrail 2 route5,738m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,018 nationally

1,658

Est. population

5,038/km²

58%

Employed

55%

Degree educated

£44,300

Median income

3.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

48

Community stability

Age profile

22%
18%
24%
18%
19%
Under 1822%
18–3418%
35–4924%
50–6418%
65+19%

Tenure

36%
31%
29%
Own outright36%
Own (mortgage)31%
Private rent29%
Social rent3%
Shared ownership1%

Ethnicity

40%
16%
31%
White British40%
White Other16%
Asian31%
Black4%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine10%
No car household25%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent29%
Social rent3%

vs. London

Income vs London+5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
18
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
20
Local approval rate
74%
Borough approval rate
64%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
19
Largest scheme
142 homes · WANSTEAD HOSPITAL, WANSTEAD HOSPITAL, HERMON HILL, E11
Pipeline pressure
NONE

Named schemes (500m)

STAVELEY COURT, STAVELEY COURT, HERMON HILL, E1155 homes
completed
34, 34, SYLVAN ROAD, HERMON HILL (58, REAR OF), E1136 homes
completed
COPSFIELD COURT, 27-29, COPSFIELD COURT, 27-29, WOODFORD ROAD, E1831 homes
completed
FORMER SNARESBROOK RIDING SCHOOL, 67-69, FORMER SNARESBROOK RIDING SCHOOL, 67-69, HOLLYBUSH HILL, E1125 homes
completed
SNARESBROOK HOUSE, SNARESBROOK HOUSE, WOODFORD ROAD, E18 2UH21 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.5%
Ward turnout
43%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Jo BlackmanLabour
Paul DonovanLabour
Daniel Huw Morgan-ThomasLabour

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Key facts for E11 1PN

Full postcodeE11 1PN
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.584710
Longitude0.023221
Parliamentary constituencyLeyton and Wanstead
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey