Wanstead Park · Redbridge · Leyton and Wanstead constituency · 51.57055, 0.03733

E11 2LS— Wanstead Park, Redbridge

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

London's quiet achiever

 

Safety 78/100Transport 36/100Low yield 3.02%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak schools

Liveability
65
Safety
78
Schools
—
Transport
36
Environment
92
Investment
38

The bottom line

E11 2LS offers 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 2LS

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 2LS

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How E11 2LS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Aldersbrook Primary School

Not yet inspected · Inspected Dec 2024 · 9 min walk

KS2: 108.0

—

Secondary

Wanstead High School

Not yet inspected · 7 min walk

P8: +0.29A8: 55.5

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 32 min walk

1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.3km

Crime is +22% above London average

Property

Prices, sales volume and market trends

Avg floor area147 m²

EPC breakdown

D
1%
E
2%

Based on 3 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 fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£367,500
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, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,905
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+7.9%

Total change

+622%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.5%

per year

Acceleration

-100.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Detached100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£180k£180k+0%1
GFC & correction2009–2009£715k£715k+0%1
Pandemic surge2020–2020£1.39m£1.39m+0%1
Rate-rise correction2022–2022£1.30m£1.30m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Wanstead Underground StationCentral
10 min walk
Redbridge Underground StationCentral
11 min walk
Snaresbrook Underground StationCentral
20 min walk
Leytonstone Underground StationCentral
25 min walk
Manor Park Rail StationElizabeth line
26 min walk
No bus stops within 400m

10

Walkability score

29

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

4

Car parks (800m)

2

EV chargers (800m)

Nearest car park84m
Santander docks (800m)0
Nearest cycle dock3.5 km

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 8.0 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

ALDERSBROOK MEDICAL CENTRE

65 ALDERSBROOK ROAD, MANOR PARK, E12 5DL

14 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospital · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

244

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

23

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The George and Dragon (873 m)

No restaurants within 800m — nearest: Domino's (880 m)

Nearest supermarketCo-op Food · 2.4 km
16 tennis courts3 swimming pools4 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)

930m

Post office

Nearby shops

M&S Simply Food894 m
Redbridge Superstore928 m

Nearby cafes

Wanstead Tea Hut602 m
Artful Blend924 m

Nearby restaurants

Domino's880 m
Purbani899 m
The Barrel Boulangerie902 m
Alba Trattoria909 m

Nearby pubs

The George and Dragon873 m

Nearby gyms

Wanstead and Snaresbrook Cricket Club431 m
Linkside Lawn Tennis Club516 m
Wanstead Leisure Centre553 m
Aldersbrook Bowls Club950 m

Nearby health

Aldersbrook Medical Centre1.0 km
Food hygiene (5-star)80% of 10

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
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

BOHO LEATHER LTD
MURREE HOMES LTD
RISOVO LTD
ZMSTORE1 LTD

Investment

Investment grade, yield and market outlook

38

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

39.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,945m
Crossrail 2 route6,983m

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
Yes
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
9
Local approval rate
78%
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)
1
Largest scheme
4 homes · 9, 9, Wigram Road, Wanstead, E11 2LF
Pipeline pressure
NONE

Named schemes (500m)

Land adjacent 64, Land adjacent 64, Warren Road, London, E11 2NA1 homes
completed
Development At 39, 39, Overton Drive, Wanstead1 homes
completed
Development site adjacent 64, 66, Warren Road, Wanstead, E11 2NA1 homes
completed
1, 1, Raynes Avenue, Wanstead, E11 2LS1 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 2LS

Full postcodeE11 2LS
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Park
Latitude51.570545
Longitude0.037326
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
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