Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.57533, 0.02657

E11 2PU— Wanstead Village, Redbridge

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

The family fortress

 

Top 10% LondonSchools 100%Safety 68/100Transport 56/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
73
Safety
68
Schools
90
Transport
56
Environment
70
Investment
46

The bottom line

E11 2PU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E11 2PU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+5.5% vs London avg
vs London crime+115.0% vs London avg

Deep-dive guides for E11 2PU

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E11 2PU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Wanstead Church School

Good · Inspected May 2024 · 5 min walk

KS2: 105.9

—

Secondary

Wanstead High School

Not yet inspected · 8 min walk

P8: +0.29A8: 55.5

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

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

139.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+120% vs borough

Crime by type

Other35%
Violence & sexual offences18%
Anti-social behaviour17%
Burglary10%
Vehicle crime8%
Robbery6%
Theft4%
Drug offences2%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.1km

Crime is +115% above 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£3,869/m²
Price per ft²£359/ft²
Avg floor area71.8 m²

EPC breakdown

C
1%
D
9%
E
2%

Based on 12 properties · Confidence: medium

Street mix

Semi 18%Terraced 9%Detached 5%Flat 50%Other 18%

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£179,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+1.9%

Total change

+73%

Market Activity

Price Velocity & Acceleration

Current Velocity

-46.6%

per year

Acceleration

-60.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 18 sales

Property Type Mix

Total: 18 sales

Detached5.6%
Semi-detached22.2%
Terraced11.1%
Flat/maisonette61.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£150k£495k+230%1
Post-dot-com plateau2001–2004£130k£312k+139.6%1.3
Pre-crash peak2005–2007£151k£331k+119.2%1
GFC & correction2008–2008£333k£333k+0%2
Help-to-Buy recovery2014–2014£428k£428k+0%2
Pandemic surge2021–2021£487k£487k+0%2
Current market2025–2025£260k£260k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.9% alpha

Flat/maisonette-2.9% α
Local
1.9%
District
4.8%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

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
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Wanstead Underground StationCentral line
1.6 min walk
Leytonstone High Road

Nearby stations

Wanstead Underground StationCentral
2 min walk
Snaresbrook Underground StationCentral
9 min walk
Redbridge Underground StationCentral
16 min walk
Leytonstone Underground StationCentral
19 min walk
Leytonstone High Road Rail StationSuffragette
23 min walk
No bus stops within 400m

37

Walkability score

96

Footpaths (500m)

0

Santander docks (800m)

3.2 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

8

Car parks (800m)

7

EV chargers (800m)

Nearest car park81m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Wanstead Station Car Park
158m

Connectivity

Broadband and mobile coverage

94%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed470 Mbps
Median download440 Mbps
Superfast coverage94%
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: 8.0 µg/m³
Better than 90% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.3 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.4 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

THE EVERGREEN SURGERY

26 HIGH STREET, E11 2AQ

4 min walk

79%

Recommend GP

79%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 953 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

179

Parks (1km)

24

Restaurants (800m)

9

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

22

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 1.8 km
14 tennis courts5 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

322m

Post office

Nearby shops

M&S Simply Food133 m
Harveys270 m
The Ginger Pig283 m
Daygustation Wines537 m

Nearby cafes

Cafe Brunch147 m
Green Cafe150 m
Cafe Chicchi180 m
La Bakerie197 m

Nearby restaurants

The Corriander15 m
Belgique55 m
Domino's80 m
Filika Restaurant87 m

Nearby pubs

The George and Dragon153 m
The Bull163 m
Must174 m
The Cuckfield462 m

Nearby gyms

Target Fit534 m
Linkside Lawn Tennis Club674 m
Wanstead Leisure Centre693 m
Wanstead and Snaresbrook Cricket Club704 m

Nearby pharmacies

Wanstead Pharmacy327 m

Nearby health

The Evergreen Surgery308 m
Wanstead Village Dental & Health Centre318 m
Wanstead Place367 m
Food hygiene (5-star)82% of 77

Business

Local businesses registered here

Active businesses
34
New (last 12 months)
9
Dissolved (last 12 months)
0
Industry diversity
23
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

A J JONES & CO LEGAL SERVICES LTD
ALEX MAHYMANE LIMITED
ALPHA BETA ADVISORY LIMITED
AMSHELL LIMITED
APIAA HOLDINGS LTD

+15 more

Investment

Investment grade, yield and market outlook

46

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 score24/100
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

70.7

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,022m
Crossrail 2 route6,125m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,672 nationally

1,945

Est. population

4,782/km²

71%

Employed

62%

Degree educated

£44,300

Median income

2.3%

Claimant rate

Inner cityMedium densityYoung professionals

39

Community stability

Age profile

18%
25%
27%
16%
15%
Under 1818%
18–3425%
35–4927%
50–6416%
65+15%

Tenure

26%
26%
43%
Own outright26%
Own (mortgage)26%
Private rent43%
Social rent4%
Shared ownership0%
Rent free0%

Ethnicity

49%
19%
20%
White British49%
White Other19%
Asian20%
Black4%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine9%
No car household36%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent43%
Social rent4%

vs. London

Income vs London+5.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
16
Local approval rate
73%
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)
32
Largest scheme
55 homes · STAVELEY COURT, STAVELEY COURT, HERMON HILL, E11
Pipeline pressure
NONE

Named schemes (500m)

Development site adjacent 85, Development site adjacent 85, Gardner Close, Wanstead, E11 2FA20 homes
completed
55, 55, CAMBRIDGE PARK, E11 2PU16 homes
completed
LAND AT REAR OF MANOR HOUSE, LAND AT REAR OF MANOR HOUSE, HIGH STREET, WANSTEAD, E1112 homes
completed
Land to rear of 29, Land to rear of 29, Cambridge Park, Wanstead, E1112 homes
completed
Rear Of 33-39, Rear Of 33-39, High Street, Wanstead, E11 2AA8 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 2PU

Full postcodeE11 2PU
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.575327
Longitude0.026571
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