Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.57397, 0.02044

E11 2PP— Wanstead Village, Redbridge

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

The family fortress

 

Top 13% LondonSchools 100%Safety 81/100Transport 48/100Low yield 3.02%

Best for: Families, Owner-occupiers

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Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
81
Schools
60
Transport
48
Environment
92
Investment
51

The bottom line

E11 2PP offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

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Location

E11 2PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E11 2PP

🛡️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 2PP 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 · 1 min walk

KS2: 111.2

—

Secondary

Leytonstone School

Not yet inspected · 12 min walk

P8: -0.14A8: 51.3

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 21 min walk

2 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.7km

Crime is 5% below London average

Property

Prices, sales volume and market trends

Avg floor area124.6 m²

EPC breakdown

D
4%
E
1%

Based on 5 properties · Confidence: low

Street mix

Semi 48%Terraced 52%

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£311,500
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, 100 mm loft insulation
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

1995–2023 · CAGR

+8.6%

Total change

+917%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.7%

per year

Acceleration

-63.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached47.8%
Terraced52.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£86k£205k+138.4%1.8
Post-dot-com plateau2002–2003£276k£324k+17.4%2
Pre-crash peak2005–2006£353k£475k+34.8%2.5
GFC & correction2009–2012£400k£666k+66.4%1
Help-to-Buy recovery2016–2016£699k£699k+0%1
Pandemic surge2020–2020£715k£715k+0%1
Rate-rise correction2022–2023£1.05m£875k-16.7%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+3.8% alpha

Semi-detached+3.8% α
Local
15.8%
District
12%

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

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
9 min walk
Leytonstone High Road

Nearby stations

Wanstead Underground StationCentral
7 min walk
Snaresbrook Underground StationCentral
9 min walk
Leytonstone Underground StationCentral
13 min walk
Leytonstone High Road Rail StationSuffragette
18 min walk
Leytonstone High RoadNational Rail
18 min walk
No bus stops within 400m

27

Walkability score

132

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria51 min ↑
Waterloo48 min ↑
Canary Wharf37 min ↓
City ★35 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

10

Car parks (800m)

9

EV chargers (800m)

Nearest car park512m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Tesco car park· no
595m
🅿️
Wanstead Station Car Park
608m
🅿️
McDonald's car park· no
632m

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: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.9 km away✗ Not Green Belt✗ Not AONB85% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.0 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

WANSTEAD PLACE SURGERY

45 WANSTEAD PLACE, WANSTEAD, E11 2SW

6 min walk

79%

Recommend GP

79%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

8

Care homes (1km)

Nearest hospital · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 14.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

165

Parks (1km)

14

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: O'Neill's (524 m)

Nearest supermarketCo-op Food · 2.0 km
5 swimming pools1 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)

621m

Post office

Nearby shops

1 Stop Halal at Tesco537 m
M&S Simply Food578 m
My Mini-Mix586 m
Harveys600 m

Nearby cafes

The Bungalow Cafe373 m
Green Cafe496 m
Cafe Brunch544 m
Cafe Chicchi588 m

Nearby restaurants

Belgique402 m
The Corriander466 m
042530 m
Domino's531 m

Nearby pubs

O'Neill's524 m
The North Star572 m
Must588 m
The Bull591 m

Nearby gyms

The 1 on 1 Fitness Studio604 m
Target Fit707 m
Salisbury Club757 m
Linkside Lawn Tennis Club819 m

Nearby pharmacies

Tesco Pharmacy544 m
Wanstead Pharmacy623 m

Nearby health

The Evergreen Surgery580 m
Eyespy Eye and Dental Care581 m
Wanstead Place581 m
Wanstead Village Dental & Health Centre584 m
Food hygiene (5-star)81% of 47

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

51

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

50.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,676m
Crossrail 2 route5,752m

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)
11
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
19
Local approval rate
71%
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)
33
Largest scheme
34 homes · JOHN DRINKWATER TOWER, JOHN DRINKWATER TOWER, BROWNING ROAD, E11
Pipeline pressure
NONE

Named schemes (500m)

55, 55, CAMBRIDGE PARK, E11 2PU16 homes
completed
The British Queen, 63, The British Queen, 63, New Wanstead, Wanstead, E11 2SA12 homes
completed
Development At Harley Court, Blake Hall Road, Wanstead12 homes
completed
3, 3, Holly Road, London, E11 2PF5 homes
completed
12, 12, Selsdon Road, Wanstead, E11 2QF5 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 2PP

Full postcodeE11 2PP
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.573967
Longitude0.020435
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