Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.57699, 0.02979

E11 2HW— Wanstead Village, Redbridge

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

The family fortress

 

Top 5% LondonSchools 100%Safety 84/100Transport 45/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
75
Safety
84
Schools
90
Transport
45
Environment
73
Investment
36

The bottom line

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

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Location

E11 2HW

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-33.0% vs London avg

Deep-dive guides for E11 2HW

🛡️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 2HW 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 · 5 min walk

KS2: 105.9

—

Secondary

Wanstead High School

Not yet inspected · 6 min walk

P8: +0.29A8: 55.5

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.7 incidents per 1,000 residents

Better than 68% of London
→ Stable

-31% vs borough

Crime by type

Violence & sexual offences28%
Vehicle crime22%
Other20%
Anti-social behaviour19%
Burglary7%
Robbery3%
Theft1%
Drug offences0%

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: Leytonstone Fire Station · 2.3km

Crime is 33% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,831/m²
Price per ft²£542/ft²
Avg floor area57.7 m²

EPC breakdown

B
26%
C
20%
D
13%
E
3%

Based on 62 properties · Confidence: high

Street mix

Terraced 39%Detached 8%Flat 52%Other 2%

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£144,250
Rebuild cost per m²£2,500/m²

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

Construction era2021
WallsAverage thermal transmittance 0.15 W/m²K
Roof(other premises above)
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

1996–2025 · CAGR

+5.3%

Total change

+350%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.4%

per year

Acceleration

+36.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £75k–£100k · 51 sales

Property Type Mix

Total: 51 sales

Detached7.8%
Terraced39.2%
Flat/maisonette52.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£77k£65k-15.9%1.5
Post-dot-com plateau2001–2004£90k£275k+205.4%3.8
Pre-crash peak2005–2007£170k£168k-1.2%1.3
GFC & correction2008–2012£256k£210k-17.8%2.5
Help-to-Buy recovery2013–2016£196k£345k+75.8%1.7
Brexit uncertainty2017–2019£516k£255k-50.6%1.7
Pandemic surge2021–2021£512k£512k+0%2
Rate-rise correction2022–2023£307k£275k-10.4%1
Current market2025–2025£348k£348k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Weakest performer

Terraced

-0.5% alpha

Flat/maisonette+0.2% α
Local
6.7%
District
6.5%
Terraced-0.5% α
Local
10%
District
10.5%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
Trend Position100

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
1.9 min walk
Leytonstone High Road

Nearby stations

Wanstead Underground StationCentral
2 min walk
Snaresbrook Underground StationCentral
9 min walk
Redbridge Underground StationCentral
14 min walk
South Woodford Underground StationCentral
21 min walk
Leytonstone Underground StationCentral
22 min walk
No bus stops within 400m

35

Walkability score

72

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge45 min ↑
Victoria56 min ↑
Waterloo53 min ↑
Canary Wharf41 min ↓
City ★39 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

8

Car parks (800m)

9

EV chargers (800m)

Nearest car park102m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Wanstead Station Car Park
173m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed447 Mbps
Median download427 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 90% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.6 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.5 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

4 min walk

79%

Recommend GP

79%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 754 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

186

Parks (1km)

24

Restaurants (800m)

8

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

25

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 1.6 km
16 tennis courts5 swimming pools3 sports halls

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)

282m

Post office

Nearby shops

M&S Simply Food157 m
Harveys236 m
The Ginger Pig248 m
Daygustation Wines514 m

Nearby cafes

Cafe Chicchi154 m
La Bakerie160 m
Cafe Brunch195 m
Wanstead Coffee Shop233 m

Nearby restaurants

Alba Trattoria143 m
Joice Cafe144 m
The Barrel Boulangerie154 m
Purbani162 m

Nearby pubs

The George and Dragon139 m
The Bull141 m
Must151 m
The Cuckfield423 m

Nearby gyms

Wanstead Leisure Centre498 m
Target Fit507 m
Linkside Lawn Tennis Club815 m
Wanstead and Snaresbrook Cricket Club816 m

Nearby pharmacies

Wanstead Pharmacy286 m

Nearby health

The Evergreen Surgery309 m
Wanstead Village Dental & Health Centre317 m
Wanstead Place383 m
Food hygiene (5-star)80% of 74

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BALLYMOTE FABRICATIONS LTD
CRISTIAN CONSTRUCT LTD
ORGANIC HUSTLE LTD
RUE CARE HEALTH SOLUTIONS COMPANY LTD
SB ROOFING AND CONSTRUCTION LIMITED

Investment

Investment grade, yield and market outlook

36

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 months2

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

17/100

Velocity score

Future outlook

67.4

Price growth score

B
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,295m
Crossrail 2 route6,304m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,397 nationally

1,580

Est. population

8,609/km²

63%

Employed

55%

Degree educated

£51,900

Median income

4.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

54

Community stability

Age profile

23%
19%
22%
19%
17%
Under 1823%
18–3419%
35–4922%
50–6419%
65+17%

Tenure

35%
35%
18%
Own outright35%
Own (mortgage)35%
Private rent18%
Social rent11%
Shared ownership0%
Rent free0%

Ethnicity

49%
14%
19%
White British49%
White Other14%
Asian19%
Black8%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine13%
No car household24%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent18%
Social rent11%

vs. London

Income vs London+23.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
23
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
17
Local approval rate
84%
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)
21
Largest scheme
24 homes · 49, 49, Leicester Road, Wanstead, E11 2DW
Pipeline pressure
NONE

Named schemes (500m)

Development site adjacent 85, Development site adjacent 85, Gardner Close, Wanstead, E11 2FA20 homes
completed
LAND AT REAR OF MANOR HOUSE, LAND AT REAR OF MANOR HOUSE, HIGH STREET, WANSTEAD, E1112 homes
completed
Land to rear of 29, Land to rear of 29, Cambridge Park, Wanstead, E1112 homes
completed
54-64, 54-64, NIGHTINGALE LANE, E1110 homes
completed
29, 29, THE AVENUE, E11 2DW10 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 2HW

Full postcodeE11 2HW
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.576989
Longitude0.029791
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