Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.58478, 0.03558

E11 2EJ— Wanstead Village, Redbridge

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

The family fortress

 

Schools 100%Safety 83/100Transport 29/100Low yield 3.02%

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
29
Environment
87
Investment
39

The bottom line

E11 2EJ 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.

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Location

E11 2EJ

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 2EJ

🛡️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 2EJ 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 · 1 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 41 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)

0

Incidents (5yr)

Nearest station: LFB Woodford · 2.9km

Crime is 21% below London average

Property

Prices, sales volume and market trends

Avg floor area78.4 m²

EPC breakdown

C
7%
D
4%

Based on 11 properties · Confidence: medium

Street mix

Semi 18%Terraced 82%

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£196,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.9%

Total change

+733%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.5%

per year

Acceleration

-49.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached18.2%
Terraced81.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£78k£102k+30.8%1
Post-dot-com plateau2001–2003£184k£247k+34.3%1.3
Pre-crash peak2006–2006£247k£247k+0%2
Help-to-Buy recovery2015–2015£466k£466k+0%1
Rate-rise correction2023–2023£650k£650k+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 2

Poor

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

Nearby stations

South Woodford Underground StationCentral
12 min walk
Snaresbrook Underground StationCentral
14 min walk
Wanstead Underground StationCentral
14 min walk
Redbridge Underground StationCentral
15 min walk
Gants Hill Underground StationCentral
29 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

12

Car parks (800m)

7

EV chargers (800m)

Nearest car park543m
Santander docks (800m)0
Nearest cycle dock4.1 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: 20.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 90% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.5 km away✗ Not Green Belt✗ Not AONB82% green spaceTree canopy: 70%
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

12 min walk

1

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 468 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

58

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 (589 m)

Nearest supermarketCo-op Food · 872 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)

977m

Post office

Nearby shops

Gaks Wines621 m
Home Organic Bakery845 m
Woodford News868 m
Kistruck's911 m

Nearby cafes

Casa Castelo835 m
Home Organic Bakery852 m
Creative Biscuit890 m
Fresh as a Daisy984 m

Nearby restaurants

Yummy Thai Kitchen626 m
Ark637 m
The Lane640 m
Bhangra Beat656 m

Nearby pubs

The Duke589 m
The Nightingale606 m
Railway Bell962 m

Nearby gyms

Wanstead Leisure Centre1.0 km

Nearby health

Spire London East622 m
Bright & White Dental660 m
Food hygiene (5-star)33% of 6

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

AGAPAI LTD

Investment

Investment grade, yield and market outlook

39

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

35.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,246m
Crossrail 2 route6,592m

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
Listed buildings (800m)
1
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
67%
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)
3
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
22, 22, Gloucester Road, Wanstead, E11 2ED4 homes
completed
124, 124, Onslow Gardens, E18 1NB3 homes
completed
194, 194, Maybank Road, South Woodford, E18 1EL2 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

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Key facts for E11 2EJ

Full postcodeE11 2EJ
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.584784
Longitude0.035581
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