Wanstead Park · Redbridge · Leyton and Wanstead constituency · 51.57575, 0.02922
E11 2JL— Wanstead Park, Redbridge Location and area intelligence for E11 2JL, Wanstead Park, Redbridge The family fortress
Top 5% London Schools 100% Safety 82/100 Transport 54/100 Low yield 3.11%
Best for: Families, Owner-occupiers
Exceptional for families — top safety and school scores
E11 2JL 79 Liveability 82 Safety 54 Transport
Families Schools, safety, green space, family amenities Match: Strong Professionals Commute, connectivity, restaurants, gyms Match: Moderate Investors Yield, gentrification, liquidity, pipeline Match: Weak First-time buyers Affordability, mortgage, stamp duty, value Match: Moderate Key facts for E11 2JL Full postcode E11 2JL
Postcode district E11
Borough London Borough of Redbridge
Ward Wanstead Park
Latitude 51.575749
Longitude 0.029217
Parliamentary constituency Leyton and Wanstead
Country England
Region Greater London
Area Profile & Benchmarks Area identity and London comparisons
Area Identity
Inner city
Medium Young professionals
Excellent Neutral Risk: Low
London Benchmarks
vs London income vs London crime Deep-dive guides for E11 2JL
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🚇 Well-Connected 🎓 School Smart 🌳 Good Parks 🔒 Very Safe 🍕 Buzzing
“The family fortress”
Schools 18 Apr Nearest schools and Ofsted ratings
Excellent for families
★ Top school within 1km
★★
Primary
Wanstead Church School
Good · 6 min walk
KS2: 105.9
—
Secondary
Wanstead High School
Not yet inspected · 6 min walk
P8: +0.29 A8: 55.5
100% of local schools rated Good or Outstanding
Childcare
★★★
Childcare
Acacia Nursery
Outstanding · 27 min walk
2 primaries · 1 secondaries · 0 childcare — within 1km
Safety 5 Jun Crime rates and local incidents
LOW CRIME
24.7 incidents per 1,000 residents
↑ Rising 51.7% from a low base — still below London average
+192% vs borough
Crime by type
Violence & sexual offences 30%
Crime is 62% below London average
Property Prices, sales volume and market trends
⚠️ Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.
EPC breakdown
Based on 4 properties · Confidence: low
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 fixed 4.58%
5-year fixed 4.32%
SVR 7.25%
Bank of England (monthly average)
Energy & construction
Solar yield 852 kWh/kWp/yr
Heat pump suitable Yes
EPC upgrade cost Medium
Rebuild cost estimate £178,250
Rebuild cost per m² £2,500/m²
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Construction era 2003-2006
Walls Cavity wall, as built, insulated (assumed)
Roof Pitched, 200 mm loft insulation
Heating fuel mains gas (not community)
Glazing Fully double glazed
Council tax band Band E Annual charge £2,458
Price growth potential Moderate
Transport 1 May Public transport accessibility and links
🚇 Wanstead Station Central line
0.2 min walk Nearby stations
🚇 Wanstead Underground Station Central
1 min walk 🚇 Snaresbrook Underground Station Central
10 min walk 🚇 Redbridge Underground Station Central
14 min walk 🚇 Leytonstone Underground Station Central
21 min walk 🚇 South Woodford Underground Station Central
23 min walk 🚌 4 bus routes · 6 stops within 400m · 175 buses/hr peak
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)
Parking & EV Car parks, spaces and charging points
Nearest car park 35m
Santander docks (800m) 0
Nearest cycle dock 3.3 km
Nearby car parks
🅿️ Wanstead Station Car Park
35m
Connectivity Broadband and mobile coverage
Mobile operators
EE O2 Vodafone Three
Avg download speed 300 Mbps
Median download 300 Mbps
Superfast coverage 100%
All operators 5G 96%
Broadband providers
BT Sky TalkTalk Vodafone Virgin Media
Environment 22 Apr Flood risk, air quality and noise
Surface water NONE
No assessed surface water flood risk Air quality LOW
NO₂: 26.0 µg/m³ · PM2.5: 8.0 µg/m³ Radon risk LOW
0.5% of local properties affected ULEZ zone · £12.50/day CCZ: 9.5 km away ✗ Not Green Belt ✗ Not AONB 35% green space Tree canopy: 49%
Nearest SSSI: Roding Valley Meadows SSSI — 7.6 km
Energy
Solar: 852 kWh/kWp/yr Heat pump: Suitable EPC upgrade: Medium
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Climate Local weather conditions and energy potential
Solar yield 852.3 kWh/kWp/yr
Heat pump suitable Yes
EPC upgrade cost Medium
Source: Met Office UK Climate Averages 1991-2020
Health GP, dental and hospital access
THE EVERGREEN SURGERY
26 HIGH STREET, E11 2AQ
5 min walk
Nearest hospital · 890 m
Nearest A&E BARKING, 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
Nearest supermarket Co-op Food · 1.7 km
16 tennis courts 5 swimming pools 3 sports halls
Nearby shops
M&S Simply Food 92 m
Harveys 287 m
The Ginger Pig 302 m
Daygustation Wines 585 m
Nearby cafes
Cafe Chicchi 163 m
Cafe Brunch 179 m
La Bakerie 184 m
Green Cafe 235 m
Nearby restaurants
The Barrel Boulangerie 98 m
Purbani 98 m
Alba Trattoria 103 m
Domino's 112 m
Nearby pubs
The George and Dragon 68 m
The Bull 128 m
Must 155 m
The Cuckfield 496 m
Nearby gyms
Wanstead Leisure Centre 510 m
Target Fit 579 m
Linkside Lawn Tennis Club 679 m
Wanstead and Snaresbrook Cricket Club 687 m
Nearby health
The Evergreen Surgery 355 m
Wanstead Village Dental & Health Centre 364 m
Wanstead Place 429 m
Food hygiene (5-star) 80% of 78
Business Local businesses registered here
Dissolved (last 12 months) 0
Right-to-buy sales (5yr) 194
High street
E High street health
Investment Investment grade, yield and market outlook
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Avg monthly rent £1,400 London avg: £1,950/mo
Gross yield 3.11% (average) London avg: 3.8% Gentrification score 24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition 194
Rental market
Young professional Tenant profile
Future outlook
C
Medium Development pressure
Low-deprivation area Excellent transport access
Infrastructure pipeline
Infrastructure score 0/100
Bakerloo Extension route 12,156m
Crossrail 2 route 6,293m
Demographics 22 Apr Population, deprivation and income
Decile 9/10
Least deprived
Index of Multiple Deprivation
Rank: 28,245 nationally
1,424
Est. population
6,875/km²
Inner city Medium density Young professionals
Employment & lifestyle
Managerial / professional 53%
Routine / semi-routine 8%
No car household 24%
Unemployed 2%
No qualifications 10%
Housing tenure (Census 2021)
Planning Conservation areas and development
Listed buildings (800m) 23
Live planning apps (800m) 8
Development activity medium
Major developments (800m) 0
Planning apps (12 months) 34
Planning apps (3 years) 15
CIL rate (residential) £110/m²
Japanese knotweed sites (400m) 0
Housing pipeline (800m)
Largest scheme 24 homes · 49, 49, Leicester Road, Wanstead, E11 2DW
Named schemes (500m)
Development site adjacent 85, Development site adjacent 85, Gardner Close, Wanstead, E11 2FA 20 homes
completed LAND AT REAR OF MANOR HOUSE, LAND AT REAR OF MANOR HOUSE, HIGH STREET, WANSTEAD, E11 12 homes
completed Land to rear of 29, Land to rear of 29, Cambridge Park, Wanstead, E11 12 homes
completed 9, 9, Grosvenor Road, Wanstead, E11 2EW 8 homes
completed 73, 73, High Street, Wanstead, E11 2AE 7 homes
completed
Politics Local councillors and MP
MP Mr Calvin Bailey (Labour)
Constituency Leyton and Wanstead
Councillors
Sheila Bain Labour
Bayo Alaba Labour
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The bottom line
E11 2JL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: high noise levels nearby.
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Toggle the things that matter to you — see how E11 2JL scores on each.
Do you commute into central London daily? Yes?
Do you have or plan to have school-age children? Yes?
Do you work from home? Yes?
Do you cycle regularly? Yes?
Is noise a dealbreaker for you? Yes?
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Compare Redbridge with nearby boroughs:
Frequently asked questions What borough is E11 2JL in? How good is transport in E11 2JL? What are the schools like near E11 2JL? What is the liveability score for E11 2JL?
Data freshness When each data source was last updated
gp 1 May
cqc 8 May
epc 18 Apr
imd 24 Apr
lha 18 Apr
tfl 1 May
prow 21 Apr
ptal 17 Apr
seed 17 Apr
crime 5 Jun
flood 22 Apr
noise 24 Apr
radon 18 Apr
census 25 Apr
mobile 18 Apr
nhs ae 5 Jun
sports 18 Apr
parking 4 May
schools 1 May
stats19 9 Jun
streets 18 Apr
planning 1 Jun
amenities 4 May
broadband 18 Apr
buildings 18 Apr
bus stops 4 May
elections 18 Apr
ethnicity 7 Jun
gp survey 18 Apr
green belt 18 Apr
parliament 19 Apr
tfl cycles 2 May
air quality 19 May
bgs geology 18 Apr
councillors 18 Apr
dfe schools 18 Apr
fsa hygiene 1 May
green space 22 Apr
demographics 22 Apr
voa property 24 Apr
bgs landslide 18 Apr
bus frequency 7 Jun
national rail 1 May
rental market 2 Jun
claimant count 18 Apr
water provider 9 Jun
housing pipeline 18 Apr
population density 18 Apr
Trusted official data sources Office for
National Statistics