Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.57617, 0.02734
E11 2RJ— Wanstead Village, Redbridge
Location and area intelligence for E11 2RJ, Wanstead Village, Redbridge
The family fortress
Top 5% LondonSchools 100%Safety 82/100Transport 56/100Low yield 3.23%Only 1 sales — thin data
Exceptional for families — top safety and school scores
E11 2RJ
Key facts for E11 2RJ
Full postcodeE11 2RJ
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.576168
Longitude0.027345
Parliamentary constituencyLeyton and Wanstead
CountryEngland
RegionGreater London
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
Inner city
MediumYoung professionals
ExcellentStrongRisk: Low
London Benchmarks
vs London avg price+0.0% vs London avg vs London income+5.5% vs London avg vs London crime-62.0% vs London avg Deep-dive guides for E11 2RJ
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Postcode Personality
🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing
“The family fortress”
Schools
18 AprNearest schools and Ofsted ratings
Excellent for families
★ Top school within 1km
★★
Primary
Wanstead Church School
Good · 4 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
Top 10% — exceptional provision Childcare
★★★
Childcare
Acacia Nursery
Outstanding · 27 min walk
2 primaries · 1 secondaries · 0 childcare — within 1km
Safety
5 JunCrime rates and local incidents
LOW CRIME
24.7 incidents per 1,000 residents
Better than 83% of London ↑ Rising 51.7%from a low base — still below London average
+192% vs borough
Crime by type
Violence & sexual offences30%
Crime is 62% below London average
Property
1 MayPrices, sales volume and market trends
⚠️Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.
£520,000
Median sale price
Above London median by 0% £520,000 is 0% above the London median (£520,000)
Sales (24 months)1
New build0.0%
Price per m²£8,267/m²
Price per ft²£768/ft²
Avg floor area62.9 m²
EPC breakdown
Based on 33 properties · Confidence: high
Street mix
Semi 3%Terraced 18%Flat 54%Other 26%
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£13,500
First-time buyerFTB
£4,750Additional propertyBTL/2nd
£29,100England & 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)
Energy & construction
Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£157,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialHigh
Transport
1 MayPublic transport accessibility and links
🚇Wanstead Underground StationCentral line
1.3 min walk Nearby stations
🚇Wanstead Underground StationCentral
1 min walk 🚇Snaresbrook Underground StationCentral
8 min walk 🚇Redbridge Underground StationCentral
16 min walk 🚇Leytonstone Underground StationCentral
20 min walk 🚇South Woodford Underground StationCentral
22 min walk 🚌4 bus routes · 7 stops within 400m · 243 buses/hr peak
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)
Parking & EV
Car parks, spaces and charging points
Nearest car park27m
Santander docks (800m)0
Nearest cycle dock3.3 km
Nearby car parks
🅿️Wanstead Station Car Park
123m Connectivity
Broadband and mobile coverage
Mobile operators
EEO2VodafoneThree
Avg download speed460 Mbps
Median download433 Mbps
Superfast coverage100%
All operators 5G96%
Broadband providers
BTSkyTalkTalkVodafoneVirgin Media
Environment
22 AprFlood risk, air quality and noise
Surface waterNONE
No assessed surface water flood riskAir qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 8.0 µg/m³Better than 81% of London Quieter than 70% of London Radon riskLOW
0.5% of local properties affectedULEZ zone · £12.50/dayCCZ: 9.4 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% of London Nearest SSSI: Roding Valley Meadows SSSI — 7.6 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
Climate
Local weather conditions and energy potential
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
3 min walk
Nearest hospital · 852 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
Nearest supermarketCo-op Food · 1.7 km
16 tennis courts5 swimming pools2 sports halls
Nearby shops
M&S Simply Food48 m
Harveys183 m
The Ginger Pig198 m
Daygustation Wines474 m
Nearby cafes
Cafe Brunch54 m
Cafe Chicchi74 m
La Bakerie94 m
Green Cafe99 m
Nearby restaurants
Filika Restaurant34 m
Purbani41 m
Otto Restaurant43 m
The Barrel Boulangerie44 m
Nearby pubs
The Bull56 m
Must67 m
The George and Dragon74 m
The Cuckfield390 m
Nearby gyms
Target Fit469 m
Wanstead Leisure Centre643 m
Linkside Lawn Tennis Club747 m
Wanstead and Snaresbrook Cricket Club768 m
Nearby health
The Evergreen Surgery239 m
Wanstead Village Dental & Health Centre248 m
Wanstead Place308 m
Food hygiene (5-star)81% of 77
Business
Local businesses registered here
Dissolved (last 12 months)0
Right-to-buy sales (5yr)194
High street
AHigh street health
Registered businesses
102 HERMON HILL RTM COMPANY LTD
24/7 PRODUCTIONS (UK) LTD
3R INVESTMENTS LTD
42 HIGH STREET WANSTEAD LIMITED
45 BROADWAY LTD
+15 more
Investment
Investment grade, yield and market outlook
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Avg monthly rent£1,400London avg: £1,950/mo
Gross yield3.23% (average)London avg: 3.8%Below average yield — bottom 57% Gentrification score54/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0
Rental market
Young professionalTenant profile
Future outlook
A
MediumDevelopment pressure
Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport accessConfirmed 5yr price momentum
Infrastructure pipeline
Infrastructure score0/100
Bakerloo Extension route12,130m
Crossrail 2 route6,157m
Demographics
22 AprPopulation, 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
Inner cityMedium densityYoung professionals
Employment & lifestyle
Managerial / professional57%
Routine / semi-routine9%
No car household36%
Unemployed3%
No qualifications9%
Housing tenure (Census 2021)
vs. London
Income vs London+5.5%
Price vs London0.0%
Planning
Conservation areas and development
Listed buildings (800m)21
Live planning apps (800m)9
Development activitymedium
Major developments (800m)0
Planning apps (12 months)33
Planning apps (3 years)15
CIL rate (residential)£110/m²
Japanese knotweed sites (400m)0
Housing pipeline (800m)
Largest scheme55 homes · STAVELEY COURT, STAVELEY COURT, HERMON HILL, E11
Named schemes (500m)
Development site adjacent 85, Development site adjacent 85, Gardner Close, Wanstead, E11 2FA20 homes
completedLAND AT REAR OF MANOR HOUSE, LAND AT REAR OF MANOR HOUSE, HIGH STREET, WANSTEAD, E1112 homes
completedLand to rear of 29, Land to rear of 29, Cambridge Park, Wanstead, E1112 homes
completedRear Of 33-39, Rear Of 33-39, High Street, Wanstead, E11 2AA8 homes
completed9, 9, Grosvenor Road, Wanstead, E11 2EW8 homes
completedPolitics
Local councillors and MP
MPMr Calvin Bailey (Labour)
ConstituencyLeyton and Wanstead
Councillors
Jo BlackmanLabour
Paul DonovanLabour
Daniel Huw Morgan-ThomasLabour
Stamp Duty & Affordability Calculator
Stamp duty on median price (£520,000)
£4,750
First-time buyer
Save £8,750
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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The bottom line
E11 2RJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £520,000 median — a strong choice for Families.
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Frequently asked questions
Data freshness
When each data source was last updated
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
stats199 Jun
streets18 Apr
planning1 Jun
property1 May
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
companies house18 Apr
housing pipeline18 Apr
population density18 Apr
Trusted official data sources
Office for
National Statistics