Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.57634, 0.01884

E11 2SE— Wanstead Village, Redbridge

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

The practical family move

 

Schools 100%Safety 68/100Transport 47/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
68
Schools
60
Transport
47
Environment
72
Investment
47

The bottom line

E11 2SE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E11 2SE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E11 2SE

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E11 2SE 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 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 24 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.9km

Crime is +115% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£6,422/m²
Price per ft²£597/ft²
Avg floor area65.8 m²

EPC breakdown

B
3%
C
8%
D
6%

Based on 17 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£164,500
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.7%

Total change

+637%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.1%

per year

Acceleration

+26.81

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £175k–£200k · 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 boom1995–1999£57k£75k+31.6%1
Post-dot-com plateau2002–2002£146k£146k+0%1
Pre-crash peak2005–2006£193k£210k+8.7%1
GFC & correction2009–2011£187k£250k+34%1
Help-to-Buy recovery2016–2016£414k£414k+0%2
Brexit uncertainty2018–2019£369k£400k+8.3%1.5
Pandemic surge2021–2021£381k£381k+0%1
Rate-rise correction2022–2023£382k£408k+6.9%3
Current market2024–2026£414k£420k+1.6%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.5% alpha

Flat/maisonette-1.5% α
Local
0%
District
1.5%

CAGR over 8yr 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 Velocity0
Sales Volume53
Seasonal Timing0
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
6.1 min walk
Leytonstone High Road

Nearby stations

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

22

Walkability score

78

Footpaths (500m)

0

Santander docks (800m)

2.9 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

15

Car parks (800m)

7

EV chargers (800m)

Nearest car park404m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Wanstead Station Car Park
698m
🅿️
Tesco car park· no
706m
🅿️
McDonald's car park· no
757m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.0 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.9 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

5 min walk

79%

Recommend GP

79%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

8

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

131

Parks (1km)

10

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cuckfield (545 m)

Nearest supermarketCo-op Food · 1.8 km

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)

554m

Post office

Nearby shops

Daygustation Wines533 m
The Ginger Pig559 m
Harveys561 m
Vimal Conveience Store585 m

Nearby cafes

The Bungalow Cafe201 m
Green Cafe508 m
Bare Brew533 m
The Wagon Wanstead538 m

Nearby restaurants

Robins Pie & Mash512 m
Belgique519 m
Provender532 m
Oriental Chef532 m

Nearby pubs

The Cuckfield545 m
Must613 m
The Bull627 m
The George and Dragon664 m

Nearby gyms

Target Fit539 m
The 1 on 1 Fitness Studio762 m
Salisbury Club912 m

Nearby pharmacies

Wanstead Pharmacy553 m
Tesco Pharmacy652 m

Nearby health

Wanstead Place473 m
Wanstead Village Dental & Health Centre509 m
The Evergreen Surgery510 m
Eyespy Eye and Dental Care736 m
Food hygiene (5-star)83% of 35

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

A

High street health

Registered businesses

GAMA BUILDING SOLUTIONS LTD
IMUENTINYAN LIMITED

Investment

Investment grade, yield and market outlook

47

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

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

17/100

Velocity score

Future outlook

67

Price growth score

B
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,846m
Crossrail 2 route5,578m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
19
Local approval rate
73%
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)
36
Largest scheme
55 homes · STAVELEY COURT, STAVELEY COURT, HERMON HILL, 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
50a, 50a, Hollybush Hill, Wanstead, E11 1PX4 homes
completed
Development At Forest Lea 1, Holly Road, Wanstead4 homes
completed
Development Site At Block 1 To 21, Mapperley Close, Wanstead4 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 2SE

Full postcodeE11 2SE
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.576341
Longitude0.018837
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