Wanstead Park · Redbridge · Leyton and Wanstead constituency · 51.57147, 0.03487

E11 2LW— Wanstead Park, Redbridge

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

The family fortress

 

Schools 100%Safety 84/100Transport 38/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
65
Safety
84
Schools
60
Transport
38
Environment
92
Investment
35

The bottom line

E11 2LW offers exceptional schools (100% Good/Outstanding), 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 2LW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E11 2LW

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E11 2LW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Aldersbrook Primary School

Not yet inspected · Inspected Dec 2024 · 10 min walk

KS2: 108.0

—

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 3 schools within 1.5km

Top 10% — exceptional provision

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

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

2

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.2km

Crime is 33% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E11 district median

£556,000

Based on 409 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£8,612/m²
Price per ft²£800/ft²
Avg floor area125.3 m²

EPC breakdown

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

Based on 12 properties · Confidence: medium

Street mix

Semi 8%Terraced 76%Detached 16%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£313,250
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, 100 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

1995–2026 · CAGR

+7.6%

Total change

+860%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.2%

per year

Acceleration

+7.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 25 sales

Property Type Mix

Total: 25 sales

Detached16%
Semi-detached8%
Terraced76%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£125k£312k+149.2%1.4
Post-dot-com plateau2001–2004£275k£370k+34.5%1
Pre-crash peak2006–2007£450k£520k+15.6%1
GFC & correction2009–2011£460k£613k+33.2%1.5
Help-to-Buy recovery2013–2015£645k£900k+39.5%1.3
Brexit uncertainty2018–2019£939k£919k-2.1%2
Current market2025–2026£1.01m£1.20m+18.2%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.5% alpha

Terraced-2.5% α
Local
7.7%
District
10.2%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
7.4 min walk
Wanstead Park

Nearby stations

Wanstead Underground StationCentral
8 min walk
Redbridge Underground StationCentral
11 min walk
Snaresbrook Underground StationCentral
17 min walk
Leytonstone Underground StationCentral
24 min walk
Leytonstone High Road Rail StationSuffragette
25 min walk
No bus stops within 400m

3

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

3.4 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

8

Car parks (800m)

2

EV chargers (800m)

Nearest car park88m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Wanstead Station Car Park
618m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed485 Mbps
Median download444 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: 9.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
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

1

GPs within 1km

2

Dentists within 1km

Nearest hospital · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

257

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

24

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The George and Dragon (682 m)

No restaurants within 800m — nearest: Domino's (685 m)

Nearest supermarketCo-op Food · 2.3 km
16 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)

960m

Post office

Nearby shops

M&S Simply Food701 m
Harveys904 m
The Ginger Pig918 m

Nearby cafes

Cafe Chicchi780 m
Wanstead Tea Hut781 m
Cafe Brunch789 m
La Bakerie801 m

Nearby restaurants

Domino's685 m
Purbani706 m
Filika Restaurant709 m
The Corriander709 m

Nearby pubs

The George and Dragon682 m
The Bull744 m
Must771 m

Nearby gyms

Wanstead and Snaresbrook Cricket Club318 m
Linkside Lawn Tennis Club391 m
Wanstead Leisure Centre463 m
Aldersbrook Bowls Club1.0 km

Nearby health

Aldersbrook Medical Centre1.2 km
Food hygiene (5-star)89% of 9

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

DR GREENAWAY LIMITED
HERE&NOW PRESCHOOLS LTD
LONDON & CITY CONTRACTS LIMITED
LONDON CITY M & E LIMITED
NATIONWIDE CONSTRUCTION (GB) LTD

+10 more

Investment

Investment grade, yield and market outlook

35

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

48.6

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,947m
Crossrail 2 route6,791m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
6
Local approval rate
67%
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)
4
Largest scheme
6 homes · 111, 111, Gardner Close, London, E11 2HW
Pipeline pressure
NONE

Named schemes (500m)

1, 1, Raynes Avenue, Wanstead, E11 2LS1 homes
completed
Land adjacent 64, Land adjacent 64, Warren Road, London, E11 2NA1 homes
completed
10, 10, St Marys Avenue, Wanstead, E11 2NP1 homes
completed
37, 37, Langley Drive, Wanstead, E11 2LN1 homes
completed
Development At 39, 39, Overton Drive, Wanstead1 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 2LW

Full postcodeE11 2LW
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Park
Latitude51.571469
Longitude0.034871
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