Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.58483, 0.03697

E11 2BE— Wanstead Village, Redbridge

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

The family fortress

 

Schools 100%Safety 83/100Transport 28/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
61
Safety
83
Schools
90
Transport
28
Environment
87
Investment
32

The bottom line

E11 2BE offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 47 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E11 2BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+23.6% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for E11 2BE

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E11 2BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Nightingale Primary School

Good · Inspected Oct 2023 · 2 min walk

KS2: 108.7

—

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 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.6 incidents per 1,000 residents

Better than 61% of London
→ Stable

-19% vs borough

Crime by type

Violence & sexual offences24%
Other23%
Vehicle crime19%
Anti-social behaviour15%
Drug offences10%
Burglary8%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: LFB Woodford · 2.9km

Crime is 21% 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£7,646/m²
Price per ft²£710/ft²
Avg floor area67.4 m²

EPC breakdown

C
17%
D
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 11%Terraced 90%

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£168,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
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

2006–2024 · CAGR

+3.5%

Total change

+85%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.8%

per year

Acceleration

+0.45

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached10.5%
Terraced89.5%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£262k£262k+0%9
Help-to-Buy recovery2013–2016£285k£365k+28.1%1.7
Brexit uncertainty2018–2018£410k£410k+0%1
Pandemic surge2021–2021£587k£587k+0%1
Rate-rise correction2023–2023£533k£533k+0%1
Current market2024–2024£486k£486k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.4% alpha

Terraced-2.4% α
Local
3.5%
District
5.9%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
South Woodford Underground StationCentral line
12.2 min walk
Manor Park

Nearby stations

South Woodford Underground StationCentral
13 min walk
Redbridge Underground StationCentral
14 min walk
Snaresbrook Underground StationCentral
15 min walk
Wanstead Underground StationCentral
15 min walk
Gants Hill Underground StationCentral
28 min walk
No bus stops within 400m

11

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

4.1 km

Nearest cycle dock

Central London commute times

London Bridge54 min ↑
Victoria62 min ↑
Waterloo60 min ↑
Canary Wharf50 min ↑
City ★47 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)

5

EV chargers (800m)

Nearest car park474m
Santander docks (800m)0
Nearest cycle dock4.1 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.5 km away✗ Not Green Belt✗ Not AONB82% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.5 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

PELC REDBRIDGE OOH

UNIT 3, BOURNE COURT, UNITY TRADING ESTATE, IG8 8HD

11 min walk

1

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 535 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Duke (680 m)

Nearest supermarketCo-op Food · 924 m
6 tennis courts

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)

1.1km

Post office

Nearby shops

Gaks Wines706 m
Home Organic Bakery894 m
Woodford News922 m

Nearby cafes

Casa Castelo887 m
Home Organic Bakery901 m
Creative Biscuit942 m

Nearby restaurants

Bhangra Beat674 m
Yummy Thai Kitchen708 m
Ark717 m
The Lane721 m

Nearby pubs

The Duke680 m
The Nightingale689 m

Nearby gyms

Wanstead Leisure Centre1.0 km

Nearby health

Spire London East535 m
Bright & White Dental676 m
Food hygiene (5-star)50% of 4

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

E

High street health

Registered businesses

THE TIFFIN GURU LTD

Investment

Investment grade, yield and market outlook

32

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

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

8/100

Velocity score

Future outlook

49.5

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,300m
Crossrail 2 route6,688m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,358 nationally

1,549

Est. population

8,534/km²

60%

Employed

54%

Degree educated

£51,900

Median income

3.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

57

Community stability

Age profile

26%
14%
24%
19%
17%
Under 1826%
18–3414%
35–4924%
50–6419%
65+17%

Tenure

42%
34%
13%
Own outright42%
Own (mortgage)34%
Private rent13%
Social rent11%
Shared ownership0%

Ethnicity

55%
19%
White British55%
White Other11%
Asian19%
Black6%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine10%
No car household20%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent13%
Social rent11%

vs. London

Income vs London+23.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
13
Local approval rate
57%
Borough approval rate
64%
Historic landfill (400m)
2
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)
2
Largest scheme
83 homes · NIGHTINGALE SCHOOL, NIGHTINGALE SCHOOL, ELMCROFT AVENUE, E11
Pipeline pressure
NONE

Named schemes (500m)

NIGHTINGALE SCHOOL, NIGHTINGALE SCHOOL, ELMCROFT AVENUE, E1183 homes
completed
124, 124, Onslow Gardens, E18 1NB3 homes
completed
789, 789, Cranbrook Road, Ilford, IG6 1HT2 homes
completed
114, 114, St Marys Road, Ilford, IG1 1QY2 homes
completed
Between 103/105 & 107/109, Between 103/105 & 107/109, Onslow Gardens, South Woodford, E18 1NA1 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 2BE

Full postcodeE11 2BE
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.584832
Longitude0.036969
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