Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.57857, 0.02224

E11 2ST— Wanstead Village, Redbridge

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

The urban professional's pick

 

Top 5% LondonSchools 100%Safety 82/100Transport 55/100Low yield 1.28%Only 2 sales — thin data

Best for: Families

Compare areas

Exceptional for families — top safety and school scores

Liveability
79
Safety
82
Schools
90
Transport
55
Environment
58
Investment
36

Location

E11 2ST

Key facts for E11 2ST

Full postcodeE11 2ST
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.578567
Longitude0.022241
Parliamentary constituencyLeyton and Wanstead
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
ExcellentPositiveRisk: Low

London Benchmarks

vs London avg price+152.4% vs London avg
vs London income+5.5% vs London avg
vs London crime-62.0% vs London avg

Deep-dive guides for E11 2ST

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E11 2ST with:
Share with others

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe💎 Premium🍕 Buzzing

“The urban professional's pick”

Share:WhatsAppShare on X

How E11 2ST 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 · 2 min walk

KS2: 105.9

—

Secondary

Wanstead High School

Not yet inspected · 13 min walk

P8: +0.29A8: 55.5

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 28 min walk

3 primaries · 0 secondaries · 0 childcare — within 1km

Safety

5 Jun

Crime 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%
Anti-social behaviour25%
Other18%
Vehicle crime16%
Burglary7%
Theft5%
Drug offences0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 62% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 2 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,312,435

Median sale price

Top 10% — 152% above London median

£1,312,435 is 152% above the London median (£520,000)

Terraced

Dominant type

Price history

Sales (24 months)2
New build0.0%
Price per m²£17,429/m²
Price per ft²£1,619/ft²
Avg floor area75.3 m²

EPC breakdown

C
24%
D
9%
E
7%
G
1%

Based on 41 properties · Confidence: high

Street mix

Semi 17%Terraced 38%Detached 13%Flat 33%

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£72,494
First-time buyerFTB
£72,494
Additional propertyBTL/2nd
£111,867

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

29.6×

Price-to-income

£6,565/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£188,250
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
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

Transport

1 May

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

🚇
Snaresbrook Underground StationCentral
3 min walk
🚇
Wanstead Underground StationCentral
7 min walk
🚇
Leytonstone Underground StationCentral
19 min walk
🚇
South Woodford Underground StationCentral
19 min walk
🚇
Redbridge Underground StationCentral
20 min walk
🚌4 bus routes · 7 stops within 400m · 108 buses/hr peak

44

Walkability score

70

Footpaths (500m)

0

Santander docks (800m)

3.2 km

Nearest cycle dock

Central London commute times

London Bridge45 min ↑
Victoria57 min ↑
Waterloo49 min ↑
Canary Wharf37 min ↓
City ★32 min

▎ 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

12

Car parks (800m)

7

EV chargers (800m)

Nearest car park207m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Wanstead Station Car Park
566m

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

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 81% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.3 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.1 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

1 min walk

79%

Recommend GP

79%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 745 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

113

Parks (1km)

26

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 1.5 km
1 tennis courts6 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

280m

Post office

Nearby shops

Daygustation Wines191 m
Vimal Conveience Store247 m
The Ginger Pig306 m
Harveys316 m

Nearby cafes

The Bungalow Cafe157 m
Bare Brew193 m
The Wagon Wanstead199 m
Costa302 m

Nearby restaurants

Provender190 m
Oriental Chef192 m
Gezi Park193 m
Robins Pie & Mash211 m

Nearby pubs

The Cuckfield212 m
Must427 m
The Bull451 m
The George and Dragon509 m

Nearby gyms

Target Fit197 m

Nearby pharmacies

Wanstead Pharmacy277 m

Nearby health

Wanstead Place177 m
Wanstead Village Dental & Health Centre238 m
The Evergreen Surgery244 m
Food hygiene (5-star)80% of 85

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

YOU. ME. THEM. WE. LTD

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 (1.28%) 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
1.28% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score55/100
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

77.2

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,180m
Crossrail 2 route5,756m

Demographics

22 Apr

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

2.9%

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+152.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
26
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
25
Local approval rate
94%
Borough approval rate
73%
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)
41
Largest scheme
55 homes · STAVELEY COURT, STAVELEY COURT, HERMON HILL, E11
Pipeline pressure
NONE

Named schemes (500m)

STAVELEY COURT, STAVELEY COURT, HERMON HILL, E1155 homes
completed
FORMER SNARESBROOK RIDING SCHOOL, 67-69, FORMER SNARESBROOK RIDING SCHOOL, 67-69, HOLLYBUSH HILL, E1125 homes
completed
The British Queen, 63, The British Queen, 63, New Wanstead, Wanstead, E11 2SA12 homes
completed
Development At 8, Sylvan Road, Wanstead8 homes
completed
42-44, 42-44, Hermon Hill, Wanstead, E11 2AP8 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 (£1,312,435)

£72,494

Standard buyer

£72,494

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.

Live in E11 2ST? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E11 2ST.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

The bottom line

E11 2ST offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £1,312,435 median — a strong choice for Families.

Check your dealbreakers

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

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E11 2ST meets your needs.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

What else could £1.3m buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E11 2ST

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Data freshness

When each data source was last updated

95%

Confidence score

12/12

Pillars populated

High reliability
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
noise24 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
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
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