Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.57582, 0.02690

E11 2UB— Wanstead Village, Redbridge

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 68/100Transport 57/100Yield 7.30%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
71
Safety
68
Schools
90
Transport
57
Environment
70
Investment
66

The bottom line

E11 2UB offers exceptional schools (100% Good/Outstanding) and low crime at £230,000 median — a strong choice for Families.

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Location

E11 2UB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-55.8% vs London avg
vs London income+5.5% vs London avg
vs London crime+115.0% vs London avg

Deep-dive guides for E11 2UB

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

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“The family fortress”

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How E11 2UB 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 · 5 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 · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 26 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

98

Road safety score

2

Accidents (5yr)

8

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.1km

Crime is +115% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£230,000

Median sale price

Bottom 25% — 56% below London median

£230,000 is 56% below the London median (£520,000)

-34.3%

This year

Flat

Dominant type

Price history

5-year change
+20.7%
Sales (24 months)6
New build0.0%
Avg flat£230,000
Price per m²£4,782/m²
Price per ft²£444/ft²
Avg floor area48.4 m²

EPC breakdown

B
8%
C
30%
D
8%

Based on 46 properties · Confidence: high

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£6,900

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

5.2×

Price-to-income

£1,151/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£121,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1996–2025 · CAGR

+5.4%

Total change

+360%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.1%

per year

Acceleration

-72.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 101 sales

Property Type Mix

Total: 101 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£50k£60k+20%2.2
Post-dot-com plateau2001–2004£102k£125k+22.5%6
Pre-crash peak2005–2007£144k£165k+14.6%3.7
GFC & correction2008–2012£165k£165k-0.3%2.2
Help-to-Buy recovery2013–2016£167k£245k+46.7%3.8
Brexit uncertainty2017–2019£245k£185k-24.5%3.7
Pandemic surge2020–2021£221k£191k-13.9%5
Rate-rise correction2022–2023£225k£222k-1.6%3
Current market2024–2025£320k£230k-28.1%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
4.9%
District
6.5%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Wanstead Underground StationCentral
1 min walk
Snaresbrook Underground StationCentral
8 min walk
Redbridge Underground StationCentral
16 min walk
Leytonstone Underground StationCentral
19 min walk
South Woodford Underground StationCentral
22 min walk
No bus stops within 400m

37

Walkability score

92

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

8

Car parks (800m)

8

EV chargers (800m)

Nearest car park24m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Wanstead Station Car Park
137m

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
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: 20.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter 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 AONB27% green spaceTree canopy: 46%
More green space than 82% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.4 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

THE EVERGREEN SURGERY

26 HIGH STREET, E11 2AQ

3 min walk

79%

Recommend GP

79%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 895 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

179

Parks (1km)

24

Restaurants (800m)

9

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

24

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 1.7 km
16 tennis courts5 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

271m

Post office

Nearby shops

M&S Simply Food85 m
Harveys216 m
The Ginger Pig230 m
Daygustation Wines495 m

Nearby cafes

Cafe Brunch89 m
Green Cafe106 m
Cafe Chicchi121 m
La Bakerie139 m

Nearby restaurants

Filika Restaurant41 m
The Corriander52 m
Domino's53 m
Purbani78 m

Nearby pubs

The Bull106 m
The George and Dragon109 m
Must115 m
The Cuckfield416 m

Nearby gyms

Target Fit491 m
Wanstead Leisure Centre671 m
Linkside Lawn Tennis Club718 m
Wanstead and Snaresbrook Cricket Club744 m

Nearby pharmacies

Wanstead Pharmacy276 m

Nearby health

The Evergreen Surgery262 m
Wanstead Village Dental & Health Centre272 m
Wanstead Place326 m
Food hygiene (5-star)82% of 77

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

NEW WORK ORDER LTD

Investment

Investment grade, yield and market outlook

66

Investment score

Good

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
7.3% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score30/100
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

84.7

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,081m
Crossrail 2 route6,135m

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%
Price vs London-55.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
21
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
19
Local approval rate
73%
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)
32
Largest scheme
55 homes · STAVELEY COURT, STAVELEY COURT, HERMON HILL, E11
Pipeline pressure
NONE

Named schemes (500m)

Development site adjacent 85, Development site adjacent 85, Gardner Close, Wanstead, E11 2FA20 homes
completed
55, 55, CAMBRIDGE PARK, E11 2PU16 homes
completed
LAND AT REAR OF MANOR HOUSE, LAND AT REAR OF MANOR HOUSE, HIGH STREET, WANSTEAD, E1112 homes
completed
Land to rear of 29, Land to rear of 29, Cambridge Park, Wanstead, E1112 homes
completed
9, 9, Grosvenor Road, Wanstead, E11 2EW8 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 (£230,000)

£0

Standard buyer

£0

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.

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Key facts for E11 2UB

Full postcodeE11 2UB
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.575816
Longitude0.026896
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