Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.57187, 0.02324

E11 2QE— Wanstead Village, Redbridge

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 46/100Yield 4.39%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
83
Schools
60
Transport
46
Environment
89
Investment
50

The bottom line

E11 2QE offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £383,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E11 2QE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-26.3% vs London avg
vs London income+23.6% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for E11 2QE

🛡️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 2QE 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 · 5 min walk

KS2: 111.2

—

Secondary

Wanstead High School

Not yet inspected · 12 min walk

P8: +0.29A8: 55.5

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.1 incidents per 1,000 residents

Better than 59% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences23%
Other22%
Vehicle crime18%
Anti-social behaviour17%
Theft6%
Robbery5%
Burglary5%
Drug offences3%

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.6km

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£383,000

Median sale price

26% below London median

£383,000 is 26% below the London median (£520,000)

-1.1%

This year

Flat

Dominant type

Price history

5-year change
-1.8%
Sales (24 months)5
New build0.0%
Avg flat£383,000
Price per m²£6,177/m²
Price per ft²£574/ft²
Avg floor area62.4 m²

EPC breakdown

C
8%
D
5%
E
1%

Based on 14 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

Stamp duty

Standard buyer£6,650
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,140

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.4×

Price-to-income

£1,916/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£156,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+7.1%

Total change

+621%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.1%

per year

Acceleration

+2.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 24 sales

Property Type Mix

Total: 24 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£52k£93k+77.9%1.5
Post-dot-com plateau2001–2002£121k£155k+28%2
Pre-crash peak2006–2006£190k£190k+0%3
Help-to-Buy recovery2015–2016£365k£337k-7.7%2
Pandemic surge2021–2021£390k£390k+0%1
Rate-rise correction2022–2022£375k£375k+0%1
Current market2024–2026£400k£375k-6.2%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Flat/maisonette+0.9% α
Local
7.4%
District
6.5%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Wanstead Underground StationCentral
7 min walk
Snaresbrook Underground StationCentral
12 min walk
Leytonstone Underground StationCentral
14 min walk
Leytonstone High Road Rail StationSuffragette
17 min walk
Leytonstone High RoadNational Rail
17 min walk
No bus stops within 400m

27

Walkability score

101

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

9

Car parks (800m)

8

EV chargers (800m)

Nearest car park529m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Wanstead Station Car Park
564m
🅿️
Tesco car park· no
699m
🅿️
McDonald's car park· no
713m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 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: 8.9 km away✗ Not Green Belt✗ Not AONB90% green spaceTree canopy: 49%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.1 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

9 min walk

79%

Recommend GP

79%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

238

Parks (1km)

16

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

24

Sports (1km)

0

Convenience

No pubs within 400m — nearest: O'Neill's (574 m)

Nearest supermarketCo-op Food · 2.2 km
15 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)

736m

Post office

Nearby shops

M&S Simply Food577 m
My Mini-Mix640 m
1 Stop Halal at Tesco657 m
Harveys695 m

Nearby cafes

Green Cafe569 m
Cafe Brunch590 m
The Bungalow Cafe616 m
Cafe Chicchi627 m

Nearby restaurants

Belgique396 m
The Corriander459 m
Domino's518 m
Filika Restaurant534 m

Nearby pubs

O'Neill's574 m
The North Star583 m
The George and Dragon590 m
The Bull612 m

Nearby gyms

Linkside Lawn Tennis Club530 m
Wanstead and Snaresbrook Cricket Club605 m
The 1 on 1 Fitness Studio648 m
Aldersbrook Lawn Tennis Club744 m

Nearby pharmacies

Tesco Pharmacy660 m
Wanstead Pharmacy740 m

Nearby health

Eyespy Eye and Dental Care635 m
The Evergreen Surgery707 m
Wanstead Village Dental & Health Centre714 m
Wanstead Place738 m
Food hygiene (5-star)81% of 59

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

JORES CONSTRUCTION LTD
NADIR COURT LIMITED

Investment

Investment grade, yield and market outlook

50

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

71.5

Price growth score

B
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,574m
Crossrail 2 route6,006m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,245 nationally

1,424

Est. population

6,875/km²

66%

Employed

60%

Degree educated

£51,900

Median income

1.6%

Claimant rate

Inner cityMedium densityYoung professionals

51

Community stability

Age profile

20%
20%
23%
18%
18%
Under 1820%
18–3420%
35–4923%
50–6418%
65+18%

Tenure

31%
32%
20%
17%
Own outright31%
Own (mortgage)32%
Private rent20%
Social rent17%
Shared ownership0%

Ethnicity

49%
13%
25%
White British49%
White Other13%
Asian25%
Black3%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine8%
No car household24%
Unemployed2%
No qualifications10%

Housing tenure (Census 2021)

Private rent20%
Social rent17%

vs. London

Income vs London+23.6%
Price vs London-26.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
17
Local approval rate
77%
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)
30
Largest scheme
16 homes · 55, 55, CAMBRIDGE PARK, E11 2PU
Pipeline pressure
NONE

Named schemes (500m)

55, 55, CAMBRIDGE PARK, E11 2PU16 homes
completed
Development At Harley Court, Blake Hall Road, Wanstead12 homes
completed
Land to rear of 29, Land to rear of 29, Cambridge Park, Wanstead, E1112 homes
completed
12, 12, Selsdon Road, Wanstead, E11 2QF5 homes
completed
12, Seagry Road, Wanstead, E11 2NG5 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£383,000)

£6,650

Standard buyer

£0

First-time buyer

Save £6,650

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E11 2QE

Full postcodeE11 2QE
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.571868
Longitude0.023243
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