South Woodford · Redbridge · Leyton and Wanstead constituency · 51.58542, 0.02679

E11 2BG— South Woodford, Redbridge

Location and area intelligence for E11 2BG, South Woodford, Redbridge

Strong, well-rated schools nearby

 

Top 13% LondonSchools 100%Safety 86/100Transport 37/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
72
Safety
86
Schools
60
Transport
37
Environment
67
Investment
36

The bottom line

E11 2BG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

E11 2BG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.5% vs London avg
vs London crime-48.0% vs London avg

Deep-dive guides for E11 2BG

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How E11 2BG 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 · 16 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 · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.6 incidents per 1,000 residents

Better than 76% of London
→ Stable

-47% vs borough

Crime by type

Other25%
Anti-social behaviour22%
Vehicle crime22%
Violence & sexual offences15%
Burglary8%
Drug offences5%
Robbery3%
Theft2%

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: LFB Woodford · 2.7km

Crime is 48% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,596/m²
Price per ft²£613/ft²
Avg floor area65 m²

EPC breakdown

C
3%
D
8%
E
2%

Based on 13 properties · Confidence: medium

Street mix

Terraced 4%Flat 96%

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£162,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+8.3%

Total change

+759%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.6%

per year

Acceleration

+4.87

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 23 sales

Property Type Mix

Total: 23 sales

Terraced4.3%
Flat/maisonette95.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£51k£79k+54.9%1
Post-dot-com plateau2001–2004£91k£175k+92.8%1.7
Pre-crash peak2006–2006£202k£202k+0%1
GFC & correction2009–2012£173k£250k+44.9%1
Help-to-Buy recovery2014–2016£238k£450k+89.5%2
Brexit uncertainty2017–2017£437k£437k+0%1
Pandemic surge2021–2021£451k£451k+0%2
Rate-rise correction2022–2023£437k£427k-2.3%1
Current market2024–2024£438k£438k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
5.7%
District
4.9%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing3
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
South Woodford Underground StationCentral line
8.4 min walk
Leytonstone High Road

Nearby stations

Snaresbrook Underground StationCentral
8 min walk
South Woodford Underground StationCentral
9 min walk
Wanstead Underground StationCentral
14 min walk
Redbridge Underground StationCentral
21 min walk
Wood Street Rail StationWeaver
25 min walk
No bus stops within 400m

31

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

3.7 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

8

Car parks (800m)

10

EV chargers (800m)

Nearest car park114m
Santander docks (800m)0
Nearest cycle dock3.7 km

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: 10.1 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 34%
Less green space than 84% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.7 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

10 min walk

79%

Recommend GP

79%

Overall GP experience

4

GPs within 1km

6

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 243 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

20

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 671 m
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)

803m

Post office

Nearby shops

Gaks Wines212 m
Vimal Conveience Store583 m
Daygustation Wines646 m
Woodford News653 m

Nearby cafes

Tea Room580 m
The Wagon Wanstead629 m
Bare Brew638 m
Casa Castelo649 m

Nearby restaurants

Yummy Thai Kitchen255 m
Ark291 m
The Lane486 m
Tiffin Tin579 m

Nearby pubs

The Duke316 m
The Nightingale436 m
Toby Carvery477 m
The Cuckfield685 m

Nearby gyms

Target Fit643 m

Nearby pharmacies

Wanstead Pharmacy798 m
Daniel's Pharmacy847 m
Ocean Pharmacy943 m
Boots958 m

Nearby health

Bright & White Dental772 m
Wanstead Place790 m
Glebelands Practice799 m
Bupa Dental Care805 m
Food hygiene (5-star)72% of 79

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
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

OFFCUT COLLECTIVE LTD

Investment

Investment grade, yield and market outlook

36

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 score24/100
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

4/100

Velocity score

Future outlook

64.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,996m
Crossrail 2 route5,980m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,307 nationally

1,934

Est. population

7,442/km²

66%

Employed

58%

Degree educated

£44,300

Median income

2.5%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

22%
19%
28%
17%
13%
Under 1822%
18–3419%
35–4928%
50–6418%
65+13%

Tenure

27%
33%
32%
Own outright27%
Own (mortgage)33%
Private rent32%
Social rent7%
Shared ownership1%
Rent free0%

Ethnicity

57%
14%
13%
White British57%
White Other14%
Asian13%
Black5%
Mixed10%
Other2%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine9%
No car household29%
Unemployed6%
No qualifications9%

Housing tenure (Census 2021)

Private rent32%
Social rent7%

vs. London

Income vs London+5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
21
Local approval rate
62%
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
34, 34, SYLVAN ROAD, HERMON HILL (58, REAR OF), E1136 homes
completed
Land to rear of, Land to rear of, Pulteney Road, South Woodford, E18 1PU11 homes
completed
42-44, 42-44, Hermon Hill, Wanstead, E11 2AP8 homes
completed
47, 47, Hermon Hill, E11 2AR4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.1%
Ward turnout
43%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Beverley Lisa BrewerLabour
Joe HehirLabour
Saiqa Qayum HussainLabour

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Key facts for E11 2BG

Full postcodeE11 2BG
Postcode districtE11
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.585422
Longitude0.026790
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