Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.57290, 0.01681

E11 2PE— Wanstead Village, Redbridge

Location and area intelligence for E11 2PE, Wanstead Village, Redbridge

The family fortress

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 41/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
81
Schools
60
Transport
41
Environment
88
Investment
41

The bottom line

E11 2PE 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 2PE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+5.5% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for E11 2PE

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E11 2PE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Our Lady of Lourdes RC Primary School

Not yet inspected · Inspected Jun 2025 · 4 min walk

KS2: 111.2

—

Secondary

Leytonstone School

Not yet inspected · 10 min walk

P8: -0.14A8: 51.3

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.9 incidents per 1,000 residents

Better than 53% of London
→ Stable

-3% vs borough

Crime by type

Other26%
Violence & sexual offences25%
Anti-social behaviour17%
Vehicle crime13%
Burglary6%
Drug offences5%
Theft5%
Robbery3%

Road safety

78

Road safety score

14

Accidents (5yr)

2

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

5

Incidents (1yr)

23

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.5km

Crime is 5% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,884/m²
Price per ft²£640/ft²
Avg floor area28.3 m²

EPC breakdown

C
10%
D
12%
E
2%

Based on 24 properties · Confidence: medium

Street mix

Flat 100%

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£70,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+5.3%

Total change

+280%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.1%

per year

Acceleration

-4.86

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 36 sales

Property Type Mix

Total: 36 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£50k£50k+0%1
Post-dot-com plateau2001–2004£61k£95k+55.7%4
Pre-crash peak2005–2007£88k£153k+73.9%3.7
GFC & correction2010–2011£108k£91k-15.3%1.5
Help-to-Buy recovery2013–2013£110k£110k+0%1
Brexit uncertainty2017–2017£178k£178k+0%4
Rate-rise correction2023–2023£188k£188k+0%3
Current market2025–2025£190k£190k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
5.2%
District
6.2%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing11
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Snaresbrook Underground StationCentral line
11 min walk
Leytonstone High Road

Nearby stations

Leytonstone Underground StationCentral
10 min walk
Wanstead Underground StationCentral
11 min walk
Snaresbrook Underground StationCentral
12 min walk
Leytonstone High Road Rail StationSuffragette
15 min walk
Leytonstone High RoadNational Rail
15 min walk
No bus stops within 400m

28

Walkability score

132

Footpaths (500m)

0

Santander docks (800m)

2.6 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria57 min ↑
Waterloo56 min ↑
Canary Wharf44 min ↓
City ★43 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)

8

EV chargers (800m)

Nearest car park274m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Tesco car park· no
322m
🅿️
McDonald's car park· no
364m

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed476 Mbps
Median download441 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: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.6 km away✗ Not Green Belt✗ Not AONB72% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.7 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

DR MOHAMMED GREEN MAN MEDICAL CENTRE

1 HANBURY DRIVE, LEYTONSTONE, E11 1GA

2 min walk

85%

Recommend GP

85%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

7

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 14.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

188

Parks (1km)

14

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 2.2 km
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

740m

Post office

Nearby shops

1 Stop Halal at Tesco262 m
My Mini-Mix335 m
Millenium News544 m
Chisholm Express547 m

Nearby cafes

Costa282 m
Garden of Desserts369 m
The Bungalow Cafe579 m
J'Adore670 m

Nearby restaurants

042273 m
Aura Sushi Bar and Grill324 m
Almasara335 m
Alo Sushi338 m

Nearby pubs

O'Neill's283 m
The North Star350 m
The Walnut Tree444 m
The Old Crown527 m

Nearby gyms

The 1 on 1 Fitness Studio356 m
Salisbury Club508 m
PureGym722 m
Fitness Hub East London820 m

Nearby pharmacies

Tesco Pharmacy269 m
Wanstead Pharmacy883 m

Nearby health

Eyespy Eye and Dental Care330 m
Wongs Dental Surgery486 m
Wanstead Place828 m
The Evergreen Surgery839 m
Food hygiene (5-star)67% of 45

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

41

Investment score

Moderate

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

53

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,445m
Crossrail 2 route5,546m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,357 nationally

1,649

Est. population

13,187/km²

53%

Employed

56%

Degree educated

£44,300

Median income

4.3%

Claimant rate

Inner cityHigh densityYoung professionals

51

Community stability

Age profile

20%
15%
22%
23%
20%
Under 1820%
18–3415%
35–4922%
50–6423%
65+20%

Tenure

39%
28%
21%
Own outright39%
Own (mortgage)28%
Private rent21%
Social rent11%
Shared ownership1%

Ethnicity

53%
19%
13%
White British53%
White Other19%
Asian13%
Black5%
Mixed8%
Other2%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine10%
No car household33%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent21%
Social rent11%

vs. London

Income vs London+5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
23
Local approval rate
67%
Borough approval rate
64%
Historic landfill (400m)
1
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)
36
Largest scheme
53 homes · Car Park Rear of 829-837, Car Park Rear of 829-837, High Road, Leytonstone, E11
Pipeline pressure
NONE

Named schemes (500m)

JOHN DRINKWATER TOWER, JOHN DRINKWATER TOWER, BROWNING ROAD, E1134 homes
completed
85, 85A and 87, 85, 85A and 87, Whipps Cross Road, Leytonstone, E11 1NJ8 homes
completed
17, 17, Teesdale Road, E11 1NQ6 homes
completed
742, 742, High Road, Leytonstone, E11 3AW6 homes
completed
748, 748, High Road, E115 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.5%
Ward turnout
43%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Jo BlackmanLabour
Paul DonovanLabour
Daniel Huw Morgan-ThomasLabour

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Key facts for E11 2PE

Full postcodeE11 2PE
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.572896
Longitude0.016809
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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