Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.58114, 0.03555

E11 2DG— Wanstead Village, Redbridge

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

The family fortress

 

Schools 100%Safety 78/100Transport 41/100Low yield 3.02%

Best for: Families, Owner-occupiers

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
78
Schools
90
Transport
41
Environment
92
Investment
47

The bottom line

E11 2DG offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — 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.

Check your dealbreakers

Toggle the things that matter to you — see how E11 2DG 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 2DG meets your needs.

Location

E11 2DG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+23.6% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for E11 2DG

🛡️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 2DG with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E11 2DG 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 · 5 min walk

KS2: 108.7

—

Secondary

Wanstead High School

Not yet inspected · 8 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 · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.3 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

+25% vs borough

Crime by type

Other22%
Vehicle crime22%
Violence & sexual offences20%
Anti-social behaviour15%
Burglary10%
Drug offences4%
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 · 3.3km

Crime is +22% above London average

Property

Prices, sales volume and market trends

Avg floor area145.5 m²

EPC breakdown

C
2%

Based on 2 properties · Confidence: very_low

Street mix

Semi 29%Detached 71%

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

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£363,750
Rebuild cost per m²£2,500/m²

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

Council tax band Band FAnnual charge £2,905
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2019 · CAGR

+7.9%

Total change

+516%

Market Activity

Price Velocity & Acceleration

Current Velocity

+60.4%

per year

Acceleration

+54.38

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 7 sales

Property Type Mix

Total: 7 sales

Detached71.4%
Semi-detached28.6%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£138k£220k+59.4%1
Post-dot-com plateau2002–2003£325k£500k+53.8%1
Help-to-Buy recovery2013–2013£530k£530k+0%1
Brexit uncertainty2019–2019£850k£850k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Wanstead StationCentral line
9.1 min walk
Manor Park

Nearby stations

Wanstead Underground StationCentral
10 min walk
Redbridge Underground StationCentral
11 min walk
Snaresbrook Underground StationCentral
12 min walk
South Woodford Underground StationCentral
17 min walk
Gants Hill Underground StationCentral
27 min walk
No bus stops within 400m

7

Walkability score

14

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

7

Car parks (800m)

5

EV chargers (800m)

Nearest car park632m
Santander docks (800m)0
Nearest cycle dock3.9 km

Nearby car parks

🅿️
Wanstead Station Car Park
777m

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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.9 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

2

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 536 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

130

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 (496 m)

Nearest supermarketCo-op Food · 1.2 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)

723m

Post office

Nearby shops

The Ginger Pig724 m
Harveys725 m
M&S Simply Food765 m
Gaks Wines878 m

Nearby cafes

La Bakerie724 m
Costa724 m
Wanstead Coffee Shop726 m
Cafe Chicchi732 m

Nearby restaurants

The Lane496 m
India Garden678 m
Greggs723 m
City Place725 m

Nearby pubs

The Nightingale496 m
The Duke563 m
Must734 m
The Bull738 m

Nearby gyms

Wanstead Leisure Centre632 m

Nearby pharmacies

Wanstead Pharmacy723 m

Nearby health

The Evergreen Surgery767 m
Wanstead Village Dental & Health Centre767 m
Spire London East881 m
Bright & White Dental1.1 km
Food hygiene (5-star)67% of 6

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

GEZGIN PROPERTY GROUP LIMITED
SC ELITE CONDITIONING LIMITED
SC ELITE GARMENTS LIMITED
SILVERVIEW LTD

Investment

Investment grade, yield and market outlook

47

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
3.0% (average)London avg: 3.8%Below average yield — bottom 62%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

52.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,896m
Crossrail 2 route6,625m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,130 nationally

1,235

Est. population

4,752/km²

59%

Employed

57%

Degree educated

£51,900

Median income

2.3%

Claimant rate

Inner cityMedium densityYoung professionals

64

Community stability

Age profile

27%
22%
21%
19%
Under 1827%
18–3412%
35–4922%
50–6421%
65+19%

Tenure

49%
43%
Own outright49%
Own (mortgage)43%
Private rent8%
Social rent1%

Ethnicity

57%
20%
White British57%
White Other10%
Asian20%
Black5%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine8%
No car household12%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent8%
Social rent1%

vs. London

Income vs London+23.6%

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)
6
Planning apps (3 years)
17
Local approval rate
83%
Borough approval rate
64%
Historic landfill (400m)
1
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
83 homes · NIGHTINGALE SCHOOL, NIGHTINGALE SCHOOL, ELMCROFT AVENUE, 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
114, 114, St Marys Road, Ilford, IG1 1QY2 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

Live in E11 2DG? 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 2DG.
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

Similar postcodes

Frequently asked questions

📍 Track E11 2DG

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

No spam. Unsubscribe anytime.

Key facts for E11 2DG

Full postcodeE11 2DG
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.581142
Longitude0.035548
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