Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.57578, 0.02349

E11 2RG— Wanstead Village, Redbridge

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 68/100Transport 53/100Low yield 1.80%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
68
Schools
90
Transport
53
Environment
75
Investment
36

The bottom line

E11 2RG offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £935,000 median — a strong choice for Families.

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Location

E11 2RG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+79.8% vs London avg
vs London income+5.5% vs London avg
vs London crime+115.0% vs London avg

Deep-dive guides for E11 2RG

🛡️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 2RG 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 · 4 min walk

KS2: 105.9

—

Secondary

Wanstead High School

Not yet inspected · 11 min walk

P8: +0.29A8: 55.5

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

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 25 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.0km

Crime is +115% above 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.

£935,000

Median sale price

Top 25% — 80% above London median

£935,000 is 80% above the London median (£520,000)

-17.0%

This year

Terraced

Dominant type

Price history

5-year change
-14.2%
Sales (24 months)5
New build0.0%
Avg terraced£935,000
Price per m²£9,248/m²
Price per ft²£859/ft²
Avg floor area103.2 m²

EPC breakdown

C
1%
D
35%
E
14%

Based on 50 properties · Confidence: high

Street mix

Semi 8%Terraced 88%Flat 3%Other 1%

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£34,750
First-time buyerFTB
£34,750
Additional propertyBTL/2nd
£62,800

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

21.1×

Price-to-income

£4,677/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£258,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.2%

Total change

+959%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.1%

per year

Acceleration

-98.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 101 sales

Property Type Mix

Total: 101 sales

Semi-detached7.9%
Terraced89.1%
Flat/maisonette3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£165k+94.1%4
Post-dot-com plateau2001–2004£205k£351k+71.2%4.8
Pre-crash peak2005–2007£326k£495k+52%6.3
GFC & correction2008–2012£549k£550k+0.2%2
Help-to-Buy recovery2013–2016£530k£923k+74.1%3.2
Brexit uncertainty2017–2019£925k£900k-2.7%2
Pandemic surge2020–2021£815k£1.09m+33.7%2
Rate-rise correction2022–2023£1.08m£588k-45.5%2.5
Current market2024–2025£1.07m£900k-16.1%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
8.2%
District
8.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
4.2 min walk
Leytonstone High Road

Nearby stations

Wanstead Underground StationCentral
4 min walk
Snaresbrook Underground StationCentral
7 min walk
Leytonstone Underground StationCentral
17 min walk
Redbridge Underground StationCentral
19 min walk
Leytonstone High Road Rail StationSuffragette
21 min walk
No bus stops within 400m

33

Walkability score

104

Footpaths (500m)

0

Santander docks (800m)

3.1 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

7

Car parks (800m)

7

EV chargers (800m)

Nearest car park256m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Wanstead Station Car Park
371m

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 waterLOW
Low
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: 9.2 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 61%
More green space than 84% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.2 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

3 min walk

79%

Recommend GP

79%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 967 m
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

162

Parks (1km)

25

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Must (308 m)

Nearest supermarketCo-op Food · 1.8 km
5 tennis courts5 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)

331m

Post office

Nearby shops

Harveys308 m
The Ginger Pig314 m
M&S Simply Food317 m
Daygustation Wines458 m

Nearby cafes

Green Cafe208 m
The Bungalow Cafe224 m
Cafe Brunch263 m
Wanstead Coffee Shop307 m

Nearby restaurants

Belgique195 m
The Corriander233 m
Wanstead Kebab House259 m
Luppolo270 m

Nearby pubs

Must308 m
The Bull316 m
The George and Dragon343 m
The Cuckfield413 m

Nearby gyms

Target Fit459 m
Linkside Lawn Tennis Club817 m
Wanstead and Snaresbrook Cricket Club864 m
The 1 on 1 Fitness Studio896 m

Nearby pharmacies

Wanstead Pharmacy334 m
Tesco Pharmacy832 m

Nearby health

The Evergreen Surgery294 m
Wanstead Village Dental & Health Centre299 m
Wanstead Place309 m
Eyespy Eye and Dental Care873 m
Food hygiene (5-star)83% of 81

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ADDISON MINING VENTURES LTD
IIID LTD
INSPIRE CULTURE CONSULTING LTD
SHELLEY DERIVATIVES ADVISORY LIMITED

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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

Low gross yield (1.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
1.8% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
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

63.6

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,957m
Crossrail 2 route5,906m

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%
Price vs London+79.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
22
Local approval rate
74%
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)
46
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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£935,000)

£34,750

Standard buyer

£34,750

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 2RG

Full postcodeE11 2RG
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.575776
Longitude0.023488
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