Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.58243, 0.02852

E11 2DF— Wanstead Village, Redbridge

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

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 36/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
71
Safety
86
Schools
90
Transport
36
Environment
67
Investment
37

The bottom line

E11 2DF 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 2DF

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 2DF

🛡️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 2DF 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 · 6 min walk

KS2: 105.9

—

Secondary

Wanstead High School

Not yet inspected · 12 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 · 35 min walk

3 primaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 3.0km

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£6,486/m²
Price per ft²£603/ft²
Avg floor area44 m²

EPC breakdown

C
10%
D
9%
E
3%

Based on 22 properties · Confidence: medium

Street mix

Terraced 10%Flat 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£110,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+5.8%

Total change

+337%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.2%

per year

Acceleration

-57.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 8 sales

Property Type Mix

Total: 8 sales

Terraced12.5%
Flat/maisonette87.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£63k£63k+0%1
Pre-crash peak2007–2007£182k£182k+0%1
GFC & correction2008–2010£205k£125k-39%1.3
Help-to-Buy recovery2015–2015£225k£225k+0%1
Current market2025–2025£275k£275k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Wanstead StationCentral line
9 min walk
Leytonstone High Road

Nearby stations

Snaresbrook Underground StationCentral
7 min walk
Wanstead Underground StationCentral
10 min walk
South Woodford Underground StationCentral
13 min walk
Redbridge Underground StationCentral
17 min walk
Leytonstone Underground StationCentral
26 min walk
No bus stops within 400m

24

Walkability score

4

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)

8

EV chargers (800m)

Nearest car park197m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Wanstead Station Car Park
766m

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: 9.9 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 93% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.0 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

7 min walk

79%

Recommend GP

79%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 151 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

24

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 991 m
6 tennis courts1 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)

495m

Post office

Nearby shops

Vimal Conveience Store377 m
Daygustation Wines422 m
The Ginger Pig526 m
Harveys537 m

Nearby cafes

The Wagon Wanstead422 m
Bare Brew424 m
Costa521 m
Tea Room524 m

Nearby restaurants

The Lane141 m
India Garden382 m
Gezi Park422 m
Oriental Chef422 m

Nearby pubs

The Duke55 m
The Nightingale88 m
The Cuckfield419 m
Toby Carvery540 m

Nearby gyms

Target Fit416 m
Wanstead Leisure Centre952 m

Nearby pharmacies

Wanstead Pharmacy491 m
Daniel's Pharmacy1.2 km

Nearby health

Wanstead Place515 m
Wanstead Village Dental & Health Centre521 m
The Evergreen Surgery527 m
Bright & White Dental993 m
Food hygiene (5-star)80% of 83

Business

Local businesses registered here

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

High street

E

High street health

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.

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 months1

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

66.3

Price growth score

B
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,771m
Crossrail 2 route6,125m

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)
20
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
22
Local approval rate
81%
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)
24
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
54-64, 54-64, NIGHTINGALE LANE, E1110 homes
completed
9, 9, Grosvenor Road, Wanstead, E11 2EW8 homes
completed
Rear Of 33-39, Rear Of 33-39, High Street, Wanstead, E11 2AA8 homes
completed
42-44, 42-44, Hermon Hill, Wanstead, E11 2AP8 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 2DF

Full postcodeE11 2DF
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.582433
Longitude0.028519
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
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