Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.58378, 0.02565

E11 1UP— Wanstead Village, Redbridge

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

The practical family move

 

Schools 100%Safety 84/100Transport 44/100Low yield 3.02%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
84
Schools
60
Transport
44
Environment
67
Investment
48

The bottom line

E11 1UP offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

E11 1UP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E11 1UP

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E11 1UP 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 · 3 min walk

KS2: 108.1

—

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 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

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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 2.9km

Crime is 35% below London average

Property

Prices, sales volume and market trends

Avg floor area60.2 m²

EPC breakdown

B
1%
C
6%
D
2%

Based on 9 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

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£150,500
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2018 · CAGR

+7.9%

Total change

+391%

Market Activity

Price Velocity & Acceleration

Current Velocity

+112.5%

per year

Acceleration

+127.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 18 sales

Property Type Mix

Total: 18 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£86k£145k+67.6%2.2
Post-dot-com plateau2001–2004£142k£208k+46.6%1.3
Pre-crash peak2005–2007£209k£236k+13.2%1
GFC & correction2009–2009£200k£200k+0%1
Brexit uncertainty2018–2018£425k£425k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
13.4%
District
13.7%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
5.4 min walk
Leytonstone High Road

Nearby stations

Snaresbrook Underground StationCentral
6 min walk
South Woodford Underground StationCentral
11 min walk
Wanstead Underground StationCentral
12 min walk
Redbridge Underground StationCentral
20 min walk
Wood Street Rail StationWeaver
25 min walk
No bus stops within 400m

25

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

3.6 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

10

Car parks (800m)

10

EV chargers (800m)

Nearest car park87m
Santander docks (800m)0
Nearest cycle dock3.6 km

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.9 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 49%
Less green space than 83% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.9 km

Energy

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

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

THE EVERGREEN SURGERY

26 HIGH STREET, E11 2AQ

8 min walk

79%

Recommend GP

79%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 235 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

19

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 867 m
5 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

620m

Post office

Nearby shops

Vimal Conveience Store385 m
Gaks Wines410 m
Daygustation Wines448 m
The Ginger Pig660 m

Nearby cafes

Tea Room398 m
The Wagon Wanstead431 m
Bare Brew439 m
Costa654 m

Nearby restaurants

The Lane347 m
Loon Yee397 m
Tiffin Tin398 m
Yummy Thai Kitchen454 m

Nearby pubs

The Duke195 m
The Nightingale306 m
Toby Carvery338 m
The Cuckfield493 m

Nearby gyms

Target Fit446 m

Nearby pharmacies

Wanstead Pharmacy615 m
Daniel's Pharmacy1.0 km
Ocean Pharmacy1.1 km
Boots1.1 km

Nearby health

Wanstead Place598 m
Wanstead Village Dental & Health Centre630 m
The Evergreen Surgery638 m
Bright & White Dental964 m
Food hygiene (5-star)82% of 62

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

HERMITAGE MARQUE LIMITED

Investment

Investment grade, yield and market outlook

48

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

33.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,799m
Crossrail 2 route5,913m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
22
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)
20
Largest scheme
142 homes · WANSTEAD HOSPITAL, WANSTEAD HOSPITAL, HERMON HILL, E11
Pipeline pressure
NONE

Named schemes (500m)

WANSTEAD HOSPITAL, WANSTEAD HOSPITAL, HERMON HILL, E11142 homes
completed
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
54-64, 54-64, NIGHTINGALE LANE, E1110 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 1UP

Full postcodeE11 1UP
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.583778
Longitude0.025648
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