Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.57960, 0.02154

E11 2TL— Wanstead Village, Redbridge

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 52/100Low yield 3.02%

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
70
Safety
84
Schools
90
Transport
52
Environment
71
Investment
48

The bottom line

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

The catch: high noise levels nearby.

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

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Do you have or plan to have school-age children?
Do you work from home?
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Is noise a dealbreaker for you?

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Location

E11 2TL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.5% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for E11 2TL

🛡️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 2TL 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 · 3 min walk

KS2: 105.9

—

Secondary

Leytonstone School

Not yet inspected · 14 min walk

P8: -0.14A8: 51.3

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

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.1 incidents per 1,000 residents

Better than 69% of London
→ Stable

-34% vs borough

Crime by type

Anti-social behaviour25%
Violence & sexual offences23%
Other18%
Vehicle crime15%
Burglary8%
Drug offences7%
Theft3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

3

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.3km

Crime is 35% below London average

Property

Prices, sales volume and market trends

Avg floor area44.3 m²

EPC breakdown

B
4%
C
23%

Based on 27 properties · Confidence: medium

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

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£110,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Snaresbrook Underground StationCentral
2 min walk
Wanstead Underground StationCentral
8 min walk
South Woodford Underground StationCentral
18 min walk
Leytonstone Underground StationCentral
19 min walk
Redbridge Underground StationCentral
21 min walk
1 bus routes · 7 stops within 400m · 72 buses/hr peak

35

Walkability score

95

Footpaths (500m)

0

Santander docks (800m)

3.2 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

14

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)18
Nearest car park84m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Wanstead Station Car Park
677m
🅿️
Snaresbrook Road Car Park18 spaces
745m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.3 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.0 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

2

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 695 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

91

Parks (1km)

22

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 1.4 km
5 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

361m

Post office

Nearby shops

Daygustation Wines174 m
Vimal Conveience Store202 m
The Ginger Pig395 m
Harveys408 m

Nearby cafes

The Wagon Wanstead162 m
Bare Brew163 m
Tea Room225 m
The Bungalow Cafe260 m

Nearby restaurants

Provender183 m
Oriental Chef201 m
Gezi Park207 m
Loon Yee219 m

Nearby pubs

The Cuckfield243 m
Toby Carvery409 m
The Nightingale530 m
Must530 m

Nearby gyms

Target Fit183 m

Nearby pharmacies

Wanstead Pharmacy356 m

Nearby health

Wanstead Place260 m
Wanstead Village Dental & Health Centre327 m
The Evergreen Surgery335 m
Food hygiene (5-star)80% of 85

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

48

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

45.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,254m
Crossrail 2 route5,688m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,837 nationally

1,735

Est. population

5,193/km²

58%

Employed

47%

Degree educated

£44,300

Median income

6.6%

Claimant rate

Inner cityMedium densityMixed

39

Community stability

Age profile

16%
19%
25%
17%
23%
Under 1816%
18–3419%
35–4925%
50–6417%
65+23%

Tenure

17%
18%
29%
36%
Own outright17%
Own (mortgage)18%
Private rent29%
Social rent36%
Shared ownership0%
Rent free0%

Ethnicity

48%
19%
15%
White British48%
White Other19%
Asian15%
Black8%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine18%
No car household49%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Social rent36%
Private rent29%

vs. London

Income vs London+5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
24
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
23
Local approval rate
79%
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)
23
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
34, 34, SYLVAN ROAD, HERMON HILL (58, REAR OF), E1136 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
39-41, 39-41, WOODFORD ROAD, E18 2EF10 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 2TL

Full postcodeE11 2TL
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.579604
Longitude0.021537
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