Wanstead Park · Redbridge · Leyton and Wanstead constituency · 51.57145, 0.03781

E11 2LU— Wanstead Park, Redbridge

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

London's quiet achiever

 

Safety 78/100Transport 37/100Low yield 3.02%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak schools

Liveability
66
Safety
78
Schools
—
Transport
37
Environment
92
Investment
38

The bottom line

E11 2LU 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 2LU

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 2LU

🛡️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 2LU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Aldersbrook Primary School

Not yet inspected · Inspected Dec 2024 · 11 min walk

KS2: 108.0

—

Secondary

Wanstead High School

Not yet inspected · 6 min walk

P8: +0.29A8: 55.5

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 33 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

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.4km

Crime is +22% above London average

Property

Prices, sales volume and market trends

Avg floor area163.1 m²

EPC breakdown

C
2%
D
4%
E
2%
F
1%

Based on 9 properties · Confidence: low

Street mix

Terraced 43%Detached 57%

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£407,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 50 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

1995–2021 · CAGR

+7.7%

Total change

+590%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.2%

per year

Acceleration

+17.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 30 sales

Property Type Mix

Total: 30 sales

Detached56.7%
Terraced43.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£145k£315k+117.2%1.8
Post-dot-com plateau2001–2004£250k£448k+79%1.5
Pre-crash peak2005–2007£411k£525k+27.7%1.3
GFC & correction2009–2011£825k£580k-29.7%1
Help-to-Buy recovery2013–2015£800k£1.12m+40%1
Brexit uncertainty2017–2018£1.07m£1.25m+16.3%1.5
Pandemic surge2020–2021£1.01m£1.00m-1.2%1.5

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-3.2% alpha

Detached-3.2% α
Local
14.5%
District
17.7%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing15
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Redbridge Underground StationCentral
9 min walk
Wanstead Underground StationCentral
10 min walk
Snaresbrook Underground StationCentral
19 min walk
Gants Hill Underground StationCentral
26 min walk
Leytonstone Underground StationCentral
26 min walk
No bus stops within 400m

9

Walkability score

25

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

5

Car parks (800m)

2

EV chargers (800m)

Nearest car park143m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Wanstead Station Car Park
772m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 7.9 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

15 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospital · 1.5 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

206

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

20

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The George and Dragon (831 m)

No restaurants within 800m — nearest: Dilanis Fish Bar (818 m)

Nearest supermarketCo-op Food · 2.3 km
16 tennis courts1 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)

832m

Post office

Nearby shops

Redbridge Superstore829 m
M&S Simply Food854 m

Nearby cafes

Wanstead Tea Hut679 m
Artful Blend823 m

Nearby restaurants

Dilanis Fish Bar818 m
Great Wall830 m
GG835 m
Purbani859 m

Nearby pubs

The George and Dragon831 m

Nearby gyms

Wanstead Leisure Centre458 m
Wanstead and Snaresbrook Cricket Club494 m
Linkside Lawn Tennis Club576 m
Aldersbrook Bowls Club1.1 km

Nearby health

Dewaxify867 m
Aldersbrook Medical Centre1.1 km
Food hygiene (5-star)88% of 8

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

AL-FATTAHO AK LTD
LUNA PROPERTIES DEVELOPMENTS LTD
PROPERTY INVESTORS CIRCLE LIMITED

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

40

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,049m
Crossrail 2 route6,988m

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)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
6
Local approval rate
50%
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 2LU

Full postcodeE11 2LU
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Park
Latitude51.571454
Longitude0.037814
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