Wanstead Park · Redbridge · Leyton and Wanstead constituency · 51.57513, 0.02974

E11 2JN— Wanstead Park, Redbridge

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

The family fortress

 

Top 8% LondonSchools 100%Safety 83/100Transport 53/100Low yield 2.49%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
74
Safety
83
Schools
90
Transport
53
Environment
72
Investment
45

The bottom line

E11 2JN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £675,000 median — a strong choice for Families and Owner-occupiers.

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Location

E11 2JN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+29.8% vs London avg
vs London income+23.6% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for E11 2JN

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

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“The family fortress”

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How E11 2JN 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 · 7 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 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.1 incidents per 1,000 residents

Better than 59% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences23%
Other22%
Vehicle crime18%
Anti-social behaviour17%
Theft6%
Robbery5%
Burglary5%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.2km

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£675,000

Median sale price

Above London median by 30%

£675,000 is 30% above the London median (£520,000)

+1.4%

This year

Terraced

Dominant type

Price history

5-year change
+29.8%
Sales (24 months)7
New build0.0%
Avg terraced£700,000
Avg flat£445,000
Price per m²£8,262/m²
Price per ft²£768/ft²
Avg floor area84.8 m²

EPC breakdown

C
9%
D
28%
E
5%
F
2%

Based on 44 properties · Confidence: high

Street mix

Semi 4%Terraced 66%Flat 24%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

Stamp duty

Standard buyer£21,250
First-time buyerFTB
£21,250
Additional propertyBTL/2nd
£41,500

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

13.0×

Price-to-income

£3,377/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£212,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1995–2026 · CAGR

+8.8%

Total change

+1249%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.9%

per year

Acceleration

-4.56

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 83 sales

Property Type Mix

Total: 83 sales

Semi-detached4.8%
Terraced72.3%
Flat/maisonette22.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£151k+176.1%2.6
Post-dot-com plateau2001–2004£214k£307k+43.5%4
Pre-crash peak2005–2007£260k£283k+8.8%4.3
GFC & correction2008–2012£290k£314k+8.3%1
Help-to-Buy recovery2013–2016£458k£475k+3.7%3.5
Brexit uncertainty2017–2019£408k£578k+41.7%2.5
Pandemic surge2020–2021£805k£520k-35.4%3.5
Rate-rise correction2022–2023£444k£981k+121%2
Current market2024–2026£595k£735k+23.5%2.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Weakest performer

Terraced

-1.6% alpha

Flat/maisonette+0.9% α
Local
5%
District
4.1%
Terraced-1.6% α
Local
6.6%
District
8.2%

CAGR over 14yr 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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Wanstead Underground StationCentral line
0.9 min walk
Wanstead Park

Nearby stations

Wanstead Underground StationCentral
1 min walk
Snaresbrook Underground StationCentral
11 min walk
Redbridge Underground StationCentral
14 min walk
Leytonstone Underground StationCentral
21 min walk
South Woodford Underground StationCentral
23 min walk
No bus stops within 400m

32

Walkability score

73

Footpaths (500m)

0

Santander docks (800m)

3.3 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria51 min ↑
Waterloo48 min ↑
Canary Wharf37 min ↓
City ★35 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 park79m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Wanstead Station Car Park
79m

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: 12.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.5 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.7 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

6 min walk

79%

Recommend GP

79%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 961 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

199

Parks (1km)

23

Restaurants (800m)

6

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

25

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 1.8 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)

421m

Post office

Nearby shops

M&S Simply Food161 m
Harveys364 m
The Ginger Pig378 m
Daygustation Wines661 m

Nearby cafes

Cafe Chicchi239 m
Cafe Brunch250 m
La Bakerie261 m
Green Cafe301 m

Nearby restaurants

Domino's158 m
Purbani167 m
The Barrel Boulangerie169 m
Alba Trattoria176 m

Nearby pubs

The George and Dragon141 m
The Bull203 m
Must230 m
The Cuckfield574 m

Nearby gyms

Wanstead Leisure Centre475 m
Linkside Lawn Tennis Club608 m
Wanstead and Snaresbrook Cricket Club612 m
Target Fit656 m

Nearby pharmacies

Wanstead Pharmacy426 m

Nearby health

The Evergreen Surgery430 m
Wanstead Village Dental & Health Centre439 m
Wanstead Place503 m
Food hygiene (5-star)81% of 72

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

11489510 LTD
46 MANSFIELD ROAD LIMITED
INLECOM LIMITED
INLECOM SYSTEMS LTD.
JLB PR LTD

+5 more

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
Gentrification score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

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

83.5

Price growth score

A
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,115m
Crossrail 2 route6,344m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,245 nationally

1,424

Est. population

6,875/km²

66%

Employed

60%

Degree educated

£51,900

Median income

1.6%

Claimant rate

Inner cityMedium densityYoung professionals

51

Community stability

Age profile

20%
20%
23%
18%
18%
Under 1820%
18–3420%
35–4923%
50–6418%
65+18%

Tenure

31%
32%
20%
17%
Own outright31%
Own (mortgage)32%
Private rent20%
Social rent17%
Shared ownership0%

Ethnicity

49%
13%
25%
White British49%
White Other13%
Asian25%
Black3%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine8%
No car household24%
Unemployed2%
No qualifications10%

Housing tenure (Census 2021)

Private rent20%
Social rent17%

vs. London

Income vs London+23.6%
Price vs London+29.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
22
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
18
Local approval rate
77%
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
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
46-50, 46-50, High Street, Wanstead, E116 homes
completed
111, 111, Gardner Close, London, E11 2HW6 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£675,000)

£21,250

Standard buyer

£21,250

First-time buyer

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 2JN

Full postcodeE11 2JN
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Park
Latitude51.575128
Longitude0.029738
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