Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.57544, 0.01819

E11 2SB— Wanstead Village, Redbridge

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

The practical family move

 

Schools 100%Safety 81/100Transport 45/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
81
Schools
60
Transport
45
Environment
72
Investment
41

The bottom line

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

The catch: very high noise — check proximity to rail lines.

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Toggle the things that matter to you — see how E11 2SB scores on each.

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Location

E11 2SB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E11 2SB

🛡️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🔒 Very Safe

“The practical family move”

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How E11 2SB 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 · 10 min walk

P8: -0.14A8: 51.3

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 23 min walk

2 primaries · 1 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.8km

Crime is 5% below 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£6,054/m²
Price per ft²£562/ft²
Avg floor area68.5 m²

EPC breakdown

C
6%
D
3%
E
1%
F
1%

Based on 11 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

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£171,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
Roof(another dwelling above)
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

1999–2025 · CAGR

+7.5%

Total change

+554%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.4%

per year

Acceleration

-14.39

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£65k£65k+0%1
Post-dot-com plateau2001–2004£130k£168k+28.9%1.3
Pre-crash peak2005–2007£168k£245k+46.3%1
GFC & correction2011–2012£246k£217k-11.8%1
Help-to-Buy recovery2014–2015£260k£355k+36.7%1
Current market2024–2025£415k£425k+2.4%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Snaresbrook Underground StationCentral
8 min walk
Wanstead Underground StationCentral
9 min walk
Leytonstone Underground StationCentral
13 min walk
Leytonstone High RoadNational Rail
19 min walk
Leytonstone High Road Rail StationSuffragette
19 min walk
No bus stops within 400m

22

Walkability score

78

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria57 min ↑
Waterloo56 min ↑
Canary Wharf44 min ↓
City ★43 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

13

Car parks (800m)

7

EV chargers (800m)

Nearest car park493m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Tesco car park· no
597m
🅿️
McDonald's car park· no
647m
🅿️
Wanstead Station Car Park
737m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.9 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.8 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

DR MOHAMMED GREEN MAN MEDICAL CENTRE

1 HANBURY DRIVE, LEYTONSTONE, E11 1GA

6 min walk

85%

Recommend GP

85%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

8

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 14.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

155

Parks (1km)

9

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: O'Neill's (581 m)

Nearest supermarketCo-op Food · 1.9 km
1 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)

638m

Post office

Nearby shops

1 Stop Halal at Tesco535 m
My Mini-Mix630 m
The Ginger Pig637 m
Daygustation Wines638 m

Nearby cafes

The Bungalow Cafe299 m
Costa552 m
Green Cafe568 m
The Log Cabin603 m

Nearby restaurants

Belgique544 m
042568 m
The Corriander595 m
Robins Pie & Mash604 m

Nearby pubs

O'Neill's581 m
The Cuckfield644 m
The North Star648 m
Must672 m

Nearby gyms

Target Fit644 m
The 1 on 1 Fitness Studio651 m
Salisbury Club801 m
PureGym1.0 km

Nearby pharmacies

Tesco Pharmacy543 m
Wanstead Pharmacy638 m

Nearby health

Wanstead Place566 m
The Evergreen Surgery594 m
Wanstead Village Dental & Health Centre594 m
Eyespy Eye and Dental Care626 m
Food hygiene (5-star)75% of 32

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

'NODE SYSTEMS LAMBDA LTD
E & T LINK SERVICES LIMITED
PREMIUM SECONDARY CARE LIMITED
RED EMPIRE SERVICES LTD

Investment

Investment grade, yield and market outlook

41

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 score19/100
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

50.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,737m
Crossrail 2 route5,559m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
21
Local approval rate
71%
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)
22
Largest scheme
34 homes · JOHN DRINKWATER TOWER, JOHN DRINKWATER TOWER, BROWNING ROAD, E11
Pipeline pressure
NONE

Named schemes (500m)

The British Queen, 63, The British Queen, 63, New Wanstead, Wanstead, E11 2SA12 homes
completed
3, 3, Holly Road, London, E11 2PF5 homes
completed
74A, 74A, New Wanstead, London, E11 2SY4 homes
completed
Development Site At Block 1 To 21, Mapperley Close, Wanstead4 homes
completed
50a, 50a, Hollybush Hill, Wanstead, E11 1PX4 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 2SB

Full postcodeE11 2SB
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.575435
Longitude0.018191
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