Wanstead Park · Redbridge · Leyton and Wanstead constituency · 51.57635, 0.03434

E11 2LF— Wanstead Park, Redbridge

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

The family fortress

 

Schools 100%Safety 84/100Transport 42/100Low yield 2.77%

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
65
Safety
84
Schools
90
Transport
42
Environment
92
Investment
36

The bottom line

E11 2LF offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £606,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E11 2LF scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E11 2LF meets your needs.

Location

E11 2LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+16.5% vs London avg
vs London income+23.6% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for E11 2LF

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E11 2LF with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E11 2LF 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 · 12 min walk

KS2: 108.7

—

Secondary

Wanstead High School

Not yet inspected · 2 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 · 31 min walk

2 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.5km

Crime is 33% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£606,000

Median sale price

Above London median by 17%

£606,000 is 17% above the London median (£520,000)

-21.3%

This year

Terraced

Dominant type

Price history

5-year change
-12.5%
Sales (24 months)5
New build0.0%
Avg semi-detached£650,500
Avg terraced£600,000
Price per m²£6,406/m²
Price per ft²£595/ft²
Avg floor area102.2 m²

EPC breakdown

B
1%
C
12%
D
5%
E
2%

Based on 20 properties · Confidence: medium

Street mix

Semi 39%Terraced 58%Flat 3%

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£17,800
First-time buyerFTB
£9,050
Additional propertyBTL/2nd
£35,980

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

11.7×

Price-to-income

£3,032/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£255,500
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, 200 mm loft insulation
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

1995–2025 · CAGR

+7.1%

Total change

+678%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.0%

per year

Acceleration

+0.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached38.7%
Terraced58.1%
Flat/maisonette3.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£78k£68k-12.7%1.4
Post-dot-com plateau2001–2004£165k£125k-24.2%1.5
Pre-crash peak2005–2007£238k£383k+61.1%1
GFC & correction2008–2012£338k£619k+83%1
Help-to-Buy recovery2013–2013£490k£490k+0%1
Brexit uncertainty2019–2019£510k£510k+0%2
Pandemic surge2021–2021£693k£693k+0%2
Current market2024–2025£645k£606k-6%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.4% alpha

Terraced-1.4% α
Local
5.6%
District
7%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
4.5 min walk
Wanstead Park

Nearby stations

Wanstead Underground StationCentral
5 min walk
Redbridge Underground StationCentral
10 min walk
Snaresbrook Underground StationCentral
13 min walk
South Woodford Underground StationCentral
22 min walk
Leytonstone Underground StationCentral
25 min walk
No bus stops within 400m

15

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

3.6 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

9

Car parks (800m)

7

EV chargers (800m)

Nearest car park213m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Wanstead Station Car Park
392m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 58%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.4 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

4

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 901 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

181

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

25

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The George and Dragon (412 m)

Nearest supermarketCo-op Food · 1.7 km
17 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)

599m

Post office

Nearby shops

M&S Simply Food438 m
Harveys558 m
The Ginger Pig568 m
Daygustation Wines817 m

Nearby cafes

Cafe Chicchi470 m
La Bakerie481 m
Cafe Brunch507 m
Wanstead Coffee Shop555 m

Nearby restaurants

Alba Trattoria436 m
The Barrel Boulangerie441 m
Joice Cafe445 m
Purbani446 m

Nearby pubs

The George and Dragon412 m
The Bull448 m
Must465 m
The Nightingale717 m

Nearby gyms

Wanstead Leisure Centre181 m
Wanstead and Snaresbrook Cricket Club769 m
Linkside Lawn Tennis Club802 m
Target Fit809 m

Nearby pharmacies

Wanstead Pharmacy603 m

Nearby health

The Evergreen Surgery630 m
Wanstead Village Dental & Health Centre637 m
Wanstead Place702 m
Food hygiene (5-star)77% of 34

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

BHACHU PROPERTY LTD
WHOLESALE WAYUK LTD

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.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

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

21/100

Velocity score

Future outlook

53.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,395m
Crossrail 2 route6,627m

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%
Price vs London+16.5%

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)
13
Planning apps (3 years)
12
Local approval rate
69%
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)
6
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
29, 29, THE AVENUE, E11 2DW10 homes
completed
111, 111, Gardner Close, London, E11 2HW6 homes
completed
134, 134, Horns Road, Barkingside, IG6 1BE4 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£606,000)

£17,800

Standard buyer

£9,050

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in E11 2LF? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E11 2LF.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

What else could £606k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E11 2LF

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E11 2LF

Full postcodeE11 2LF
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Park
Latitude51.576352
Longitude0.034338
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