Wanstead Park · Redbridge · Leyton and Wanstead constituency · 51.57609, 0.03301

E11 2JE— Wanstead Park, Redbridge

Location and area intelligence for E11 2JE, Wanstead Park, Redbridge

The family fortress

 

Top 13% LondonSchools 100%Safety 84/100Transport 43/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
72
Safety
84
Schools
90
Transport
43
Environment
76
Investment
34

The bottom line

E11 2JE 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: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

E11 2JE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+23.6% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for E11 2JE

🛡️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 2JE 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 · 8 min walk

KS2: 105.9

—

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 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 30 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.4km

Crime is 33% below London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£3,023/m²
Price per ft²£281/ft²
Avg floor area139.9 m²

EPC breakdown

C
1%
D
5%
E
1%
F
1%

Based on 8 properties · Confidence: low

Street mix

Semi 44%Terraced 50%Other 6%

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£349,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+8.9%

Total change

+738%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.9%

per year

Acceleration

-49.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached47.1%
Terraced52.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£131k£198k+50.5%1.5
Post-dot-com plateau2001–2003£297k£332k+11.8%1
Pre-crash peak2006–2007£410k£375k-8.5%1.5
GFC & correction2009–2011£372k£450k+21%1
Help-to-Buy recovery2013–2016£485k£745k+53.6%1
Pandemic surge2021–2021£1.11m£1.11m+0%1
Rate-rise correction2022–2022£1.10m£1.10m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position10

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
3.3 min walk
Wanstead Park

Nearby stations

Wanstead Underground StationCentral
4 min walk
Redbridge Underground StationCentral
11 min walk
Snaresbrook Underground StationCentral
12 min walk
South Woodford Underground StationCentral
23 min walk
Leytonstone Underground StationCentral
24 min walk
No bus stops within 400m

22

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

3.5 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)

7

EV chargers (800m)

Nearest car park287m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Wanstead Station Car Park
296m

Connectivity

Broadband and mobile coverage

100%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed469 Mbps
Median download438 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.7 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.5 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

THE EVERGREEN SURGERY

26 HIGH STREET, E11 2AQ

7 min walk

79%

Recommend GP

79%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 896 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

168

Parks (1km)

16

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

24

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The George and Dragon (319 m)

Nearest supermarketCo-op Food · 1.7 km
16 tennis courts5 swimming pools3 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)

526m

Post office

Nearby shops

M&S Simply Food346 m
Harveys481 m
The Ginger Pig492 m
Daygustation Wines754 m

Nearby cafes

Cafe Chicchi384 m
La Bakerie397 m
Cafe Brunch418 m
Wanstead Coffee Shop478 m

Nearby restaurants

Alba Trattoria345 m
The Barrel Boulangerie349 m
Purbani353 m
Joice Cafe355 m

Nearby pubs

The George and Dragon319 m
The Bull359 m
Must379 m
The Cuckfield663 m

Nearby gyms

Wanstead Leisure Centre254 m
Wanstead and Snaresbrook Cricket Club720 m
Linkside Lawn Tennis Club744 m
Target Fit746 m

Nearby pharmacies

Wanstead Pharmacy531 m

Nearby health

The Evergreen Surgery554 m
Wanstead Village Dental & Health Centre561 m
Wanstead Place627 m
Food hygiene (5-star)78% of 55

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

HAWKSWORTH ASSOCIATES LIMITED
INNOVATION FORGE TECHNOLOGY LTD
SIMTECH CONSULTANCY LTD
TREND SWITCH LTD

Investment

Investment grade, yield and market outlook

34

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 score22/100
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

58.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,323m
Crossrail 2 route6,543m

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)
17
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
14
Local approval rate
71%
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)
9
Largest scheme
24 homes · 49, 49, Leicester Road, Wanstead, E11 2DW
Pipeline pressure
NONE

Named schemes (500m)

49, 49, Leicester Road, Wanstead, E11 2DW24 homes
completed
Development site adjacent 85, Development site adjacent 85, Gardner Close, Wanstead, E11 2FA20 homes
completed
29, 29, THE AVENUE, E11 2DW10 homes
completed
111, 111, Gardner Close, London, E11 2HW6 homes
completed
9, 9, Wigram Road, Wanstead, E11 2LF4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
30.2%
Ward turnout
45%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Sheila BainLabour
Bayo AlabaLabour

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Key facts for E11 2JE

Full postcodeE11 2JE
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Park
Latitude51.576088
Longitude0.033013
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