Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.58006, 0.01906

E11 1PX— Wanstead Village, Redbridge

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 68/100Transport 54/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
68
Schools
60
Transport
54
Environment
83
Investment
45

The bottom line

E11 1PX offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

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Location

E11 1PX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.5% vs London avg
vs London crime+115.0% vs London avg

Deep-dive guides for E11 1PX

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

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“The family fortress”

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How E11 1PX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Our Lady of Lourdes RC Primary School

Not yet inspected · Inspected Jun 2025 · 7 min walk

KS2: 111.2

—

Secondary

Leytonstone School

Not yet inspected · 12 min walk

P8: -0.14A8: 51.3

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

139.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+120% vs borough

Crime by type

Other35%
Violence & sexual offences18%
Anti-social behaviour17%
Burglary10%
Vehicle crime8%
Robbery6%
Theft4%
Drug offences2%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.3km

Crime is +115% above 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£4,347/m²
Price per ft²£404/ft²
Avg floor area237.6 m²

EPC breakdown

C
6%
D
9%
E
2%
G
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 11%Detached 89%

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£594,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5%

Total change

+330%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.4%

per year

Acceleration

+8.22

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 27 sales

Property Type Mix

Total: 27 sales

Detached88.9%
Semi-detached11.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£270k£255k-5.6%1.2
Post-dot-com plateau2001–2003£420k£641k+52.7%1.7
Pre-crash peak2005–2007£675k£810k+20%1.3
GFC & correction2008–2012£1.23m£1.03m-15.9%1.3
Help-to-Buy recovery2015–2016£2.60m£1.16m-55.6%1.5
Rate-rise correction2022–2023£1.03m£1.11m+7.8%1.5
Current market2024–2025£1.09m£1.16m+6.4%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+2.1% alpha

Detached+2.1% α
Local
9.9%
District
7.8%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Snaresbrook Underground StationCentral line
2.1 min walk
Leytonstone High Road

Nearby stations

Snaresbrook Underground StationCentral
2 min walk
Wanstead Underground StationCentral
10 min walk
South Woodford Underground StationCentral
18 min walk
Leytonstone Underground StationCentral
19 min walk
Wood Street Rail StationWeaver
21 min walk
1 bus routes · 7 stops within 400m · 32 buses/hr peak

27

Walkability score

102

Footpaths (500m)

0

Santander docks (800m)

3.1 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria53 min ↑
Waterloo52 min ↑
Canary Wharf40 min ↓
City ★38 min

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

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

14

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)18
Nearest car park118m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Snaresbrook Road Car Park18 spaces
575m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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: 9.3 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 19%
More green space than 97% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.9 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

5 min walk

79%

Recommend GP

79%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 804 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 11.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

9

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Toby Carvery (376 m)

Nearest supermarketInternational Supermarket · 1.5 km
5 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

538m

Post office

Nearby shops

Daygustation Wines344 m
Vimal Conveience Store352 m
The Ginger Pig571 m
Harveys583 m

Nearby cafes

Tea Room222 m
The Wagon Wanstead324 m
Bare Brew329 m
The Bungalow Cafe348 m

Nearby restaurants

Loon Yee221 m
Tiffin Tin223 m
Provender355 m
Oriental Chef376 m

Nearby pubs

Toby Carvery376 m
The Cuckfield420 m
The Duke671 m
The Nightingale674 m

Nearby gyms

Target Fit353 m

Nearby pharmacies

Wanstead Pharmacy534 m
Tesco Pharmacy1.0 km

Nearby health

Wanstead Place436 m
Wanstead Village Dental & Health Centre502 m
The Evergreen Surgery510 m
Eyespy Eye and Dental Care1.1 km
Food hygiene (5-star)86% of 35

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AZ TRADING ENTERPRISES LTD
SECONDARY HEALTHCARE CONSORTIUM LIMITED
ZA LUNA HOUSE LTD
ZK TRADING ENTERPRISES LTD
ZS TRADING ENTERPRISES LTD

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

66.4

Price growth score

B
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,210m
Crossrail 2 route5,510m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,672 nationally

1,945

Est. population

4,782/km²

71%

Employed

62%

Degree educated

£44,300

Median income

2.3%

Claimant rate

Inner cityMedium densityYoung professionals

39

Community stability

Age profile

18%
25%
27%
16%
15%
Under 1818%
18–3425%
35–4927%
50–6416%
65+15%

Tenure

26%
26%
43%
Own outright26%
Own (mortgage)26%
Private rent43%
Social rent4%
Shared ownership0%
Rent free0%

Ethnicity

49%
19%
20%
White British49%
White Other19%
Asian20%
Black4%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine9%
No car household36%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent43%
Social rent4%

vs. London

Income vs London+5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
19
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
20
Local approval rate
79%
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)
18
Largest scheme
55 homes · STAVELEY COURT, STAVELEY COURT, HERMON HILL, E11
Pipeline pressure
NONE

Named schemes (500m)

STAVELEY COURT, STAVELEY COURT, HERMON HILL, E1155 homes
completed
EAGLE LODGE, 37, EAGLE LODGE, 37, SNARESBROOK ROAD, E1148 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
The British Queen, 63, The British Queen, 63, New Wanstead, Wanstead, E11 2SA12 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 1PX

Full postcodeE11 1PX
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.580060
Longitude0.019060
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