Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.58177, 0.02162

E11 1SU— Wanstead Village, Redbridge

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

The family fortress

 

Schools 100%Safety 84/100Transport 49/100Yield 3.89%

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
67
Safety
84
Schools
90
Transport
49
Environment
84
Investment
52

The bottom line

E11 1SU offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £432,000 median — a strong choice for Families.

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Location

E11 1SU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-16.9% vs London avg
vs London income+5.5% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for E11 1SU

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E11 1SU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Wanstead Church School

Good · Inspected May 2024 · 5 min walk

KS2: 105.9

—

Secondary

Wanstead High School

Not yet inspected · 15 min walk

P8: +0.29A8: 55.5

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

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.1 incidents per 1,000 residents

Better than 69% of London
→ Stable

-34% vs borough

Crime by type

Anti-social behaviour25%
Violence & sexual offences23%
Other18%
Vehicle crime15%
Burglary8%
Drug offences7%
Theft3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.5km

Crime is 35% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£432,000

Median sale price

17% below London median

£432,000 is 17% below the London median (£520,000)

-2.9%

This year

Flat

Dominant type

Price history

5-year change
+11.6%
Sales (24 months)5
New build0.0%
Avg flat£432,000
Price per m²£7,047/m²
Price per ft²£655/ft²
Avg floor area60.6 m²

EPC breakdown

C
23%
D
2%

Based on 25 properties · Confidence: medium

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

Stamp duty

Standard buyer£9,100
First-time buyerFTB
£350
Additional propertyBTL/2nd
£22,060

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

9.8×

Price-to-income

£2,161/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£151,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

1996–2026 · CAGR

+5.4%

Total change

+379%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.3%

per year

Acceleration

-13.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 70 sales

Property Type Mix

Total: 70 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£92k£121k+30.3%7
Post-dot-com plateau2001–2003£129k£240k+86%2.7
Pre-crash peak2005–2006£260k£283k+8.8%2
GFC & correction2008–2012£242k£280k+15.7%2
Help-to-Buy recovery2016–2016£470k£470k+0%4
Brexit uncertainty2017–2017£345k£345k+0%1
Pandemic surge2021–2021£387k£387k+0%3
Rate-rise correction2022–2022£455k£455k+0%1
Current market2024–2026£395k£444k+12.3%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
5.4%
District
6.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Snaresbrook Underground StationCentral
2 min walk
Wanstead Underground StationCentral
11 min walk
South Woodford Underground StationCentral
15 min walk
Wood Street Rail StationWeaver
22 min walk
Redbridge Underground StationCentral
22 min walk
1 bus routes · 9 stops within 400m · 122 buses/hr peak

34

Walkability score

109

Footpaths (500m)

0

Santander docks (800m)

3.3 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

12

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)18
Nearest car park136m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Snaresbrook Road Car Park18 spaces
655m

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: 9.5 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 46%
More green space than 98% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.0 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

2

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 560 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

14

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 1.2 km
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)

509m

Post office

Nearby shops

Vimal Conveience Store226 m
Daygustation Wines268 m
The Ginger Pig551 m
Harveys565 m

Nearby cafes

Tea Room42 m
The Wagon Wanstead237 m
Bare Brew249 m
The Bungalow Cafe501 m

Nearby restaurants

Loon Yee40 m
Tiffin Tin43 m
Provender283 m
Oriental Chef309 m

Nearby pubs

Toby Carvery174 m
The Cuckfield357 m
The Duke439 m
The Nightingale473 m

Nearby gyms

Target Fit273 m

Nearby pharmacies

Wanstead Pharmacy503 m

Nearby health

Wanstead Place431 m
Wanstead Village Dental & Health Centre491 m
The Evergreen Surgery501 m
Food hygiene (5-star)82% of 54

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

IDEA ARCHITECTURE AND CONSTRUCTION LTD
IDEA BESPOKE INTERIORS LTD
THINKMAKR LTD

Investment

Investment grade, yield and market outlook

52

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

66.3

Price growth score

B
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,464m
Crossrail 2 route5,659m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,837 nationally

1,735

Est. population

5,193/km²

58%

Employed

47%

Degree educated

£44,300

Median income

6.6%

Claimant rate

Inner cityMedium densityMixed

39

Community stability

Age profile

16%
19%
25%
17%
23%
Under 1816%
18–3419%
35–4925%
50–6417%
65+23%

Tenure

17%
18%
29%
36%
Own outright17%
Own (mortgage)18%
Private rent29%
Social rent36%
Shared ownership0%
Rent free0%

Ethnicity

48%
19%
15%
White British48%
White Other19%
Asian15%
Black8%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine18%
No car household49%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Social rent36%
Private rent29%

vs. London

Income vs London+5.5%
Price vs London-16.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
21
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
21
Local approval rate
80%
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)
22
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
34, 34, SYLVAN ROAD, HERMON HILL (58, REAR OF), E1136 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
39-41, 39-41, WOODFORD ROAD, E18 2EF10 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£432,000)

£9,100

Standard buyer

£350

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E11 1SU

Full postcodeE11 1SU
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.581770
Longitude0.021618
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