Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.57533, 0.02149

E11 2RA— Wanstead Village, Redbridge

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

The family fortress

 

Top 10% LondonSchools 100%Safety 81/100Transport 50/100Low yield 1.73%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
81
Schools
60
Transport
50
Environment
75
Investment
45

The bottom line

E11 2RA offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £973,000 median — a strong choice for Families and Owner-occupiers.

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Location

E11 2RA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+87.1% vs London avg
vs London income+5.5% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for E11 2RA

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

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“The family fortress”

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How E11 2RA 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 · 2 min walk

KS2: 111.2

—

Secondary

Leytonstone School

Not yet inspected · 13 min walk

P8: -0.14A8: 51.3

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 24 min walk

2 primaries · 0 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.9km

Crime is 5% below London average

Property

2 Jul

Prices, sales volume and market trends

£973,000

Median sale price

Top 25% — 87% above London median

£973,000 is 87% above the London median (£520,000)

-10.5%

This year

Terraced

Dominant type

Price history

5-year change
+25.9%
Sales (24 months)9
New build0.0%
Avg terraced£973,000
Price per m²£8,309/m²
Price per ft²£772/ft²
Avg floor area120.9 m²

EPC breakdown

C
10%
D
20%
E
5%
G
1%

Based on 36 properties · Confidence: high

Street mix

Semi 1%Terraced 86%Detached 3%Flat 8%Other 2%

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£38,550
First-time buyerFTB
£38,550
Additional propertyBTL/2nd
£67,740

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

22.0×

Price-to-income

£4,867/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£302,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2026 · CAGR

+8.1%

Total change

+1006%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.2%

per year

Acceleration

-19.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 95 sales

Property Type Mix

Total: 95 sales

Detached3.2%
Semi-detached1.1%
Terraced87.4%
Flat/maisonette8.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£88k£160k+81.8%5
Post-dot-com plateau2001–2004£239k£303k+26.7%3.5
Pre-crash peak2005–2007£240k£333k+38.5%3
GFC & correction2008–2012£225k£465k+106.7%2.4
Help-to-Buy recovery2013–2016£480k£550k+14.6%1.2
Brexit uncertainty2017–2019£811k£895k+10.4%2.3
Pandemic surge2020–2021£775k£773k-0.3%2.5
Rate-rise correction2022–2023£845k£830k-1.8%1.5
Current market2024–2026£835k£973k+16.5%3.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Terraced+0.8% α
Local
8.7%
District
7.9%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Wanstead Underground StationCentral
6 min walk
Snaresbrook Underground StationCentral
7 min walk
Leytonstone Underground StationCentral
15 min walk
Leytonstone High Road Rail StationSuffragette
20 min walk
Leytonstone High RoadNational Rail
20 min walk
No bus stops within 400m

30

Walkability score

106

Footpaths (500m)

0

Santander docks (800m)

2.9 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

11

Car parks (800m)

8

EV chargers (800m)

Nearest car park400m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Wanstead Station Car Park
509m
🅿️
Tesco car park· no
745m
🅿️
McDonald's car park· no
786m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.0 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% 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

4 min walk

79%

Recommend GP

79%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 14.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

150

Parks (1km)

25

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Must (455 m)

Nearest supermarketCo-op Food · 1.8 km
1 tennis courts5 swimming pools

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)

459m

Post office

Nearby shops

Harveys445 m
The Ginger Pig448 m
M&S Simply Food461 m
Daygustation Wines535 m

Nearby cafes

The Bungalow Cafe216 m
Green Cafe354 m
Cafe Brunch410 m
Wanstead Coffee Shop444 m

Nearby restaurants

Belgique315 m
The Corriander366 m
Wanstead Kebab House406 m
Luppolo417 m

Nearby pubs

Must455 m
The Bull463 m
The George and Dragon487 m
The Cuckfield511 m

Nearby gyms

Target Fit538 m
The 1 on 1 Fitness Studio765 m
Linkside Lawn Tennis Club865 m
Salisbury Club920 m

Nearby pharmacies

Wanstead Pharmacy461 m
Tesco Pharmacy692 m

Nearby health

Wanstead Place413 m
The Evergreen Surgery418 m
Wanstead Village Dental & Health Centre421 m
Eyespy Eye and Dental Care742 m
Food hygiene (5-star)82% of 76

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ALANCY LIMITED
BROKEN ALGORITHM LTD
MEZKLL LTD

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
1.7% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months6

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

73.8

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,844m
Crossrail 2 route5,783m

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%
Price vs London+87.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
21
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
22
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)
43
Largest scheme
55 homes · STAVELEY COURT, STAVELEY COURT, HERMON HILL, E11
Pipeline pressure
NONE

Named schemes (500m)

55, 55, CAMBRIDGE PARK, E11 2PU16 homes
completed
Development At Harley Court, Blake Hall Road, Wanstead12 homes
completed
The British Queen, 63, The British Queen, 63, New Wanstead, Wanstead, E11 2SA12 homes
completed
Land to rear of 29, Land to rear of 29, Cambridge Park, Wanstead, E1112 homes
completed
I And K Brown, I And K Brown, Church Path, Wanstead, E11 2SS7 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 (£973,000)

£38,550

Standard buyer

£38,550

First-time buyer

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 2RA

Full postcodeE11 2RA
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.575333
Longitude0.021492
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