Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.58265, 0.03505

E11 2BZ— Wanstead Village, Redbridge

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

The family fortress

 

Schools 100%Safety 83/100Transport 30/100Low yield 1.90%

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
83
Schools
90
Transport
30
Environment
92
Investment
37

The bottom line

E11 2BZ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £884,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 47 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E11 2BZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+70.0% vs London avg
vs London income+23.6% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for E11 2BZ

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

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“The family fortress”

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How E11 2BZ 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 · 3 min walk

KS2: 108.7

—

Secondary

Wanstead High School

Not yet inspected · 10 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

3 primaries · 1 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)

0

Incidents (5yr)

Nearest station: LFB Woodford · 3.1km

Crime is 21% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£884,000

Median sale price

Top 25% — 70% above London median

£884,000 is 70% above the London median (£520,000)

-7.5%

This year

Semi-detached

Dominant type

Price history

5-year change
+14.1%
Sales (24 months)6
New build0.0%
Avg semi-detached£884,000
Price per m²£8,541/m²
Price per ft²£793/ft²
Avg floor area106.4 m²

EPC breakdown

C
6%
D
18%
E
13%
F
1%
G
1%

Based on 39 properties · Confidence: high

Street mix

Semi 63%Terraced 32%Flat 5%

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£31,700
First-time buyerFTB
£31,700
Additional propertyBTL/2nd
£58,220

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

17.0×

Price-to-income

£4,422/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£266,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.8%

Total change

+923%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.5%

per year

Acceleration

-27.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 79 sales

Property Type Mix

Total: 79 sales

Semi-detached63.3%
Terraced31.6%
Flat/maisonette5.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£87k£174k+98.9%2.7
Post-dot-com plateau2001–2003£225k£383k+70.4%3.3
Pre-crash peak2005–2007£299k£355k+18.7%3.3
GFC & correction2008–2012£394k£424k+7.7%2.8
Help-to-Buy recovery2013–2016£491k£675k+37.4%1.8
Brexit uncertainty2017–2019£725k£648k-10.6%1.7
Pandemic surge2020–2021£750k£775k+3.3%3
Rate-rise correction2022–2023£915k£940k+2.7%2
Current market2024–2026£805k£893k+10.9%2.3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0.4% alpha

Weakest performer

Terraced

+0.2% alpha

Semi-detached+0.4% α
Local
7.8%
District
7.4%
Terraced+0.2% α
Local
6.9%
District
6.7%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing10
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
Wanstead StationCentral line
10.6 min walk
Wanstead Park

Nearby stations

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

8

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

3.9 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

9

Car parks (800m)

4

EV chargers (800m)

Nearest car park528m
Santander docks (800m)0
Nearest cycle dock3.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed494 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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.3 km away✗ Not Green Belt✗ Not AONB99% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.8 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

2

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 434 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

96

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Nightingale (472 m)

Nearest supermarketCo-op Food · 1.1 km
6 tennis courts1 sports halls

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)

786m

Post office

Nearby shops

Gaks Wines731 m
The Ginger Pig796 m
Harveys800 m
M&S Simply Food876 m

Nearby cafes

Costa794 m
Wanstead Coffee Shop801 m
La Bakerie819 m
Cafe Chicchi831 m

Nearby restaurants

The Lane490 m
India Garden716 m
Yummy Thai Kitchen748 m
Ark769 m

Nearby pubs

The Nightingale472 m
The Duke503 m
The Cuckfield786 m
Must834 m

Nearby gyms

Wanstead Leisure Centre803 m

Nearby pharmacies

Wanstead Pharmacy785 m

Nearby health

Spire London East785 m
Wanstead Village Dental & Health Centre827 m
The Evergreen Surgery829 m
Bright & White Dental891 m
Food hygiene (5-star)64% of 11

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

20 HERMON HILL RESIDENTS MANAGEMENT LIMITED
A J LONDON PROPERTY LIMITED
ANIMA UK GROUP LIMITED
CONSTANT IMPROVEMENTS LTD
ELBC PROJECTS LTD

+5 more

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
1.9% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

67

Price growth score

B
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,023m
Crossrail 2 route6,574m

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%
Price vs London+70.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
16
Local approval rate
86%
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)
5
Largest scheme
142 homes · WANSTEAD HOSPITAL, WANSTEAD HOSPITAL, HERMON HILL, E11
Pipeline pressure
NONE

Named schemes (500m)

NIGHTINGALE SCHOOL, NIGHTINGALE SCHOOL, ELMCROFT AVENUE, E1183 homes
completed
49, 49, Leicester Road, Wanstead, E11 2DW24 homes
completed
29, 29, THE AVENUE, E11 2DW10 homes
completed
22, 22, Gloucester Road, Wanstead, E11 2ED4 homes
completed
124, 124, Onslow Gardens, E18 1NB3 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 (£884,000)

£31,700

Standard buyer

£31,700

First-time buyer

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 2BZ

Full postcodeE11 2BZ
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.582653
Longitude0.035053
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