Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.57779, 0.03471

E11 2JD— Wanstead Village, Redbridge

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

The family fortress

 

Schools 100%Safety 78/100Transport 41/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
68
Safety
78
Schools
90
Transport
41
Environment
92
Investment
31

The bottom line

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

Less suited to Car-free commuters.

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Location

E11 2JD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
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 2JD

🛡️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 2JD 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 · 10 min walk

KS2: 108.7

—

Secondary

Wanstead High School

Not yet inspected · 3 min walk

P8: +0.29A8: 55.5

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 32 min walk

2 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: Leytonstone Fire Station · 2.6km

Crime is +22% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,758/m²
Price per ft²£628/ft²
Avg floor area121.5 m²

EPC breakdown

C
3%
D
8%
E
4%

Based on 15 properties · Confidence: medium

Street mix

Semi 10%Terraced 77%Detached 13%

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£303,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,905
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.3%

Total change

+730%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.0%

per year

Acceleration

-7.59

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 30 sales

Property Type Mix

Total: 30 sales

Detached13.3%
Semi-detached10%
Terraced76.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£101k£117k+15.1%1.7
Post-dot-com plateau2001–2004£238k£336k+41.6%2.3
Pre-crash peak2005–2007£300k£330k+10%2
GFC & correction2010–2012£475k£300k-36.8%1
Help-to-Buy recovery2013–2014£578k£516k-10.6%2
Brexit uncertainty2018–2019£735k£685k-6.8%1.5
Rate-rise correction2022–2022£785k£785k+0%1
Current market2025–2025£840k£840k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1% alpha

Terraced-1% α
Local
7.3%
District
8.3%

CAGR over 30yr 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 2

Poor

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

Nearby stations

Wanstead Underground StationCentral
6 min walk
Redbridge Underground StationCentral
9 min walk
Snaresbrook Underground StationCentral
12 min walk
South Woodford Underground StationCentral
21 min walk
Leytonstone Underground StationCentral
26 min walk
No bus stops within 400m

13

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

3.7 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

7

Car parks (800m)

7

EV chargers (800m)

Nearest car park311m
Santander docks (800m)0
Nearest cycle dock3.7 km

Nearby car parks

🅿️
Wanstead Station Car Park
478m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.3 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

8 min walk

79%

Recommend GP

79%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 770 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

166

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The George and Dragon (476 m)

Nearest supermarketCo-op Food · 1.6 km
11 tennis courts5 swimming pools2 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)

589m

Post office

Nearby shops

M&S Simply Food500 m
Harveys561 m
The Ginger Pig568 m
Daygustation Wines777 m

Nearby cafes

Cafe Chicchi505 m
La Bakerie508 m
Cafe Brunch547 m
Wanstead Coffee Shop559 m

Nearby restaurants

Alba Trattoria490 m
Joice Cafe494 m
The Barrel Boulangerie500 m
Purbani506 m

Nearby pubs

The George and Dragon476 m
The Bull493 m
Must503 m
The Nightingale610 m

Nearby gyms

Wanstead Leisure Centre286 m
Target Fit768 m
Wanstead and Snaresbrook Cricket Club931 m
Linkside Lawn Tennis Club961 m

Nearby pharmacies

Wanstead Pharmacy592 m

Nearby health

The Evergreen Surgery627 m
Wanstead Village Dental & Health Centre632 m
Wanstead Place692 m
Food hygiene (5-star)73% of 26

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

DM DIGITAL CLOUD SERVICES LIMITED
THE WANSTEAD TAP LTD
VEDEV INVESTMENTS LTD

Investment

Investment grade, yield and market outlook

31

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 score20/100
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

61.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,546m
Crossrail 2 route6,622m

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

SuburbanMedium densityOwner occupiers / families

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)
16
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
15
Local approval rate
73%
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)

49, 49, Leicester Road, Wanstead, E11 2DW24 homes
completed
29, 29, THE AVENUE, E11 2DW10 homes
completed
111, 111, Gardner Close, London, E11 2HW6 homes
completed
22, 22, Gloucester Road, Wanstead, E11 2ED4 homes
completed
9, 9, Wigram Road, Wanstead, E11 2LF4 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 2JD

Full postcodeE11 2JD
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.577794
Longitude0.034706
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