Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.58020, 0.02556

E11 2HF— Wanstead Village, Redbridge

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

The practical family move

 

Schools 100%Safety 81/100Transport 52/100Low yield 3.23%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
68
Safety
81
Schools
90
Transport
52
Environment
69
Investment
54

The bottom line

E11 2HF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £520,000 median — a strong choice for Families and Owner-occupiers.

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Location

E11 2HF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+0.0% vs London avg
vs London income+5.5% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for E11 2HF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E11 2HF 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 · 2 min walk

KS2: 105.9

—

Secondary

Wanstead High School

Not yet inspected · 11 min walk

P8: +0.29A8: 55.5

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.5 incidents per 1,000 residents

Better than 52% of London
→ Stable

-2% vs borough

Crime by type

Other32%
Violence & sexual offences19%
Anti-social behaviour16%
Vehicle crime11%
Burglary9%
Robbery8%
Drug offences3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.5km

Crime is 4% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£520,000

Median sale price

Above London median by 0%

£520,000 is 0% above the London median (£520,000)

+78.8%

This year

Semi-detached

Dominant type

Price history

5-year change
-45.7%
Sales (24 months)5
New build0.0%
Avg semi-detached£826,000
Avg flat£491,000
Price per m²£6,650/m²
Price per ft²£618/ft²
Avg floor area75.6 m²

EPC breakdown

C
4%
D
21%
E
9%
F
3%
G
1%

Based on 38 properties · Confidence: high

Street mix

Semi 52%Terraced 3%Flat 44%Other 1%

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£13,500
First-time buyerFTB
£4,750
Additional propertyBTL/2nd
£29,100

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

11.7×

Price-to-income

£2,601/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£189,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.5%

Total change

+844%

Market Activity

Price Velocity & Acceleration

Current Velocity

+68.2%

per year

Acceleration

+76.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £450k–£500k · 80 sales

Property Type Mix

Total: 80 sales

Semi-detached52.5%
Terraced2.5%
Flat/maisonette45%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£87k£150k+71.4%1.7
Post-dot-com plateau2001–2004£219k£175k-20.1%4
Pre-crash peak2005–2007£207k£404k+95.5%3.7
GFC & correction2008–2012£281k£801k+185.1%2.6
Help-to-Buy recovery2013–2016£441k£455k+3.2%2.2
Brexit uncertainty2017–2019£773k£734k-5%2.3
Pandemic surge2020–2021£480k£958k+99.5%1.5
Rate-rise correction2022–2023£910k£702k-22.8%2.5
Current market2024–2026£535k£826k+54.4%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Weakest performer

Semi-detached

-0.2% alpha

Flat/maisonette+0.8% α
Local
5%
District
4.2%
Semi-detached-0.2% α
Local
8.3%
District
8.5%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Snaresbrook Underground StationCentral line
3.5 min walk
Leytonstone High Road

Nearby stations

Snaresbrook Underground StationCentral
4 min walk
Wanstead Underground StationCentral
7 min walk
South Woodford Underground StationCentral
16 min walk
Redbridge Underground StationCentral
18 min walk
Leytonstone Underground StationCentral
22 min walk
1 bus routes · 10 stops within 400m · 150 buses/hr peak

34

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

3.4 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

12

Car parks (800m)

10

EV chargers (800m)

Nearest car park333m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Wanstead Station Car Park
565m

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: 9.6 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 22%
Below average green space

Nearest SSSI: Roding Valley Meadows SSSI — 7.3 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

3 min walk

79%

Recommend GP

79%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 463 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

132

Parks (1km)

26

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 1.3 km
1 tennis courts7 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

226m

Post office

Nearby shops

Vimal Conveience Store105 m
Daygustation Wines113 m
The Ginger Pig267 m
Harveys282 m

Nearby cafes

Bare Brew124 m
The Wagon Wanstead128 m
Costa261 m
Wanstead Coffee Shop286 m

Nearby restaurants

Gezi Park101 m
Oriental Chef101 m
More Italy106 m
Provender108 m

Nearby pubs

The Cuckfield100 m
The Nightingale256 m
The Duke313 m
Must411 m

Nearby gyms

Target Fit105 m

Nearby pharmacies

Wanstead Pharmacy220 m

Nearby health

Wanstead Place204 m
Wanstead Village Dental & Health Centre232 m
The Evergreen Surgery240 m
Food hygiene (5-star)81% of 89

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

CONSULTING FLEX LTD
FREEFALL PRODUCTIONS LTD.
GD TOURS LTD
GOLDEN PEONY HOMES LTD
LUNAH LTD

+3 more

Investment

Investment grade, yield and market outlook

54

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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

64.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,453m
Crossrail 2 route5,953m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,435 nationally

1,824

Est. population

10,094/km²

70%

Employed

60%

Degree educated

£44,300

Median income

3.1%

Claimant rate

Inner cityHigh densityYoung professionals

44

Community stability

Age profile

17%
22%
29%
17%
15%
Under 1817%
18–3422%
35–4929%
50–6417%
65+14%

Tenure

27%
33%
36%
Own outright27%
Own (mortgage)33%
Private rent36%
Social rent4%
Shared ownership0%

Ethnicity

54%
17%
17%
White British54%
White Other17%
Asian17%
Black5%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine9%
No car household33%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent36%
Social rent4%

vs. London

Income vs London+5.5%
Price vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
25
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
16
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)
28
Largest scheme
142 homes · WANSTEAD HOSPITAL, WANSTEAD HOSPITAL, HERMON HILL, E11
Pipeline pressure
NONE

Named schemes (500m)

STAVELEY COURT, STAVELEY COURT, HERMON HILL, E1155 homes
completed
34, 34, SYLVAN ROAD, HERMON HILL (58, REAR OF), E1136 homes
completed
FORMER SNARESBROOK RIDING SCHOOL, 67-69, FORMER SNARESBROOK RIDING SCHOOL, 67-69, HOLLYBUSH HILL, E1125 homes
completed
54-64, 54-64, NIGHTINGALE LANE, E1110 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£520,000)

£13,500

Standard buyer

£4,750

First-time buyer

Save £8,750

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 2HF

Full postcodeE11 2HF
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.580200
Longitude0.025561
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