Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.58215, 0.02497

E11 2AR— Wanstead Village, Redbridge

Location and area intelligence for E11 2AR, Wanstead Village, Redbridge

The hidden gem

 

Top 10% LondonSchools 100%Safety 81/100Transport 52/100Yield 4.16%

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
73
Safety
81
Schools
90
Transport
52
Environment
69
Investment
53

The bottom line

E11 2AR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £404,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: high noise levels nearby.

Check your dealbreakers

Toggle the things that matter to you — see how E11 2AR scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E11 2AR meets your needs.

Location

E11 2AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-22.3% vs London avg
vs London income+5.5% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for E11 2AR

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E11 2AR with:

Postcode Personality

🚇 Well-Connected🎓 School Smart📈 Up & Coming🔒 Very Safe

“The hidden gem”

Share:WhatsAppShare on X

How E11 2AR 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 · 13 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 · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.5 incidents per 1,000 residents

Better than 52% of London
→ Stable

-2% vs borough

Crime by type

Other32%
Violence & sexual offences19%
Anti-social behaviour16%
Vehicle crime11%
Burglary9%
Robbery8%
Drug offences3%
Theft2%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.6km

Crime is 4% below London average

Property

2 Jul

Prices, sales volume and market trends

£404,000

Median sale price

22% below London median

£404,000 is 22% below the London median (£520,000)

-27.8%

This year

Flat

Dominant type

Price history

5-year change
+25.4%
Sales (24 months)8
New build0.0%
Avg flat£404,000
Price per m²£7,495/m²
Price per ft²£696/ft²
Avg floor area55.5 m²

EPC breakdown

C
43%
D
44%
E
12%
F
1%
G
3%

Based on 103 properties · Confidence: high

Street mix

Semi 6%Terraced 1%Detached 2%Flat 91%

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£7,700
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,820

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

9.1×

Price-to-income

£2,021/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£138,750
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)
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

1995–2026 · CAGR

+4.5%

Total change

+294%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.8%

per year

Acceleration

-17.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 120 sales

Property Type Mix

Total: 120 sales

Detached2.5%
Semi-detached5%
Terraced0.8%
Flat/maisonette91.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£84k+5%5.2
Post-dot-com plateau2001–2004£93k£185k+98.9%4.2
Pre-crash peak2005–2007£150k£245k+63.3%4.3
GFC & correction2008–2012£218k£196k-9.9%3.4
Help-to-Buy recovery2013–2016£250k£309k+23.6%4.2
Brexit uncertainty2017–2019£662k£280k-57.7%2.7
Pandemic surge2020–2021£327k£322k-1.5%2.5
Rate-rise correction2022–2023£471k£370k-21.4%2
Current market2024–2026£430k£315k-26.7%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
6.6%
District
6.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing11
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
3.5 min walk
Leytonstone High Road

Nearby stations

Snaresbrook Underground StationCentral
4 min walk
Wanstead Underground StationCentral
10 min walk
South Woodford Underground StationCentral
14 min walk
Redbridge Underground StationCentral
19 min walk
Leytonstone Underground StationCentral
24 min walk
1 bus routes · 10 stops within 400m · 88 buses/hr peak

33

Walkability score

31

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

13

Car parks (800m)

9

EV chargers (800m)

Nearest car park274m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Wanstead Station Car Park
782m

Connectivity

Broadband and mobile coverage

100%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed496 Mbps
Median download448 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.7 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Chingford Reservoirs SSSI — 7.2 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

THE EVERGREEN SURGERY

26 HIGH STREET, E11 2AQ

6 min walk

79%

Recommend GP

79%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 333 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

68

Parks (1km)

27

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 1.1 km
1 tennis courts5 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

447m

Post office

Nearby shops

Vimal Conveience Store198 m
Daygustation Wines261 m
The Ginger Pig488 m
Harveys503 m

Nearby cafes

The Wagon Wanstead244 m
Bare Brew253 m
Tea Room276 m
Costa482 m

Nearby restaurants

The Lane261 m
Provender270 m
Loon Yee272 m
Tiffin Tin278 m

Nearby pubs

The Duke204 m
The Nightingale247 m
The Cuckfield310 m
Toby Carvery311 m

Nearby gyms

Target Fit259 m

Nearby pharmacies

Wanstead Pharmacy441 m
Daniel's Pharmacy1.2 km

Nearby health

Wanstead Place414 m
Wanstead Village Dental & Health Centre451 m
The Evergreen Surgery460 m
Bupa Dental Care1.2 km
Food hygiene (5-star)80% of 90

Business

Local businesses registered here

Active businesses
24
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

15 HERMON HILL RTM COMPANY LIMITED
45 HERMON HILL MANAGEMENT LIMITED
92 HAINAULT RTM COMPANY LIMITED
A&Z CONSTRUCTION LTD
BTL BUSINESS LTD

+15 more

Investment

Investment grade, yield and market outlook

53

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

83.9

Price growth score

A
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,619m
Crossrail 2 route5,884m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,435 nationally

1,824

Est. population

10,094/km²

70%

Employed

60%

Degree educated

£44,300

Median income

3.1%

Claimant rate

Inner cityHigh densityYoung professionals

44

Community stability

Age profile

17%
22%
29%
17%
15%
Under 1817%
18–3422%
35–4929%
50–6417%
65+14%

Tenure

27%
33%
36%
Own outright27%
Own (mortgage)33%
Private rent36%
Social rent4%
Shared ownership0%

Ethnicity

54%
17%
17%
White British54%
White Other17%
Asian17%
Black5%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine9%
No car household33%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent36%
Social rent4%

vs. London

Income vs London+5.5%
Price vs London-22.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
22
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)
20
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)
23
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
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
Development At 8, Sylvan Road, Wanstead8 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 (£404,000)

£7,700

Standard buyer

£0

First-time buyer

Save £7,700

Affordability check — your annual salary

£

Deposit

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

Live in E11 2AR? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E11 2AR.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

What else could £404k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E11 2AR

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E11 2AR

Full postcodeE11 2AR
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.582153
Longitude0.024970
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