Wanstead Park · Redbridge · Leyton and Wanstead constituency · 51.56413, 0.02121

E11 3QP— Wanstead Park, Redbridge

Location and area intelligence for E11 3QP, Wanstead Park, Redbridge

The family fortress

 

Schools 100%Safety 84/100Transport 34/100Low yield 1.32%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
64
Safety
84
Schools
100
Transport
34
Environment
92
Investment
33

The bottom line

E11 3QP offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £1,275,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

E11 3QP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+145.2% vs London avg
vs London income+12.1% vs London avg
vs London crime-29.0% vs London avg

Deep-dive guides for E11 3QP

🛡️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 3QP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Davies Lane Primary School

Outstanding · Inspected Jun 2024 · 8 min walk

KS2: 107.9

—

Secondary

Forest Gate Community School

Not yet inspected · 20 min walk

P8: +1.07A8: 58.2

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.0 incidents per 1,000 residents

Better than 66% of London
→ Stable

-28% vs borough

Crime by type

Anti-social behaviour23%
Other19%
Vehicle crime19%
Violence & sexual offences17%
Burglary12%
Drug offences6%
Theft3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 952m

Crime is 29% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,275,000

Median sale price

Top 10% — 145% above London median

£1,275,000 is 145% above the London median (£520,000)

+2.8%

This year

Terraced

Dominant type

Price history

5-year change
+35.0%
Sales (24 months)5
New build0.0%
Avg terraced£1,275,000
Price per m²£8,960/m²
Price per ft²£832/ft²
Avg floor area145 m²

EPC breakdown

C
7%
D
9%
E
10%
F
1%

Based on 27 properties · Confidence: medium

Street mix

Semi 11%Terraced 90%

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£68,750
First-time buyerFTB
£68,750
Additional propertyBTL/2nd
£107,000

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

27.1×

Price-to-income

£6,378/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£362,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.6%

Total change

+1097%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.8%

per year

Acceleration

-3.16

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 56 sales

Property Type Mix

Total: 56 sales

Semi-detached10.7%
Terraced89.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£107k£185k+73.7%1.8
Post-dot-com plateau2001–2002£285k£305k+7%2.5
Pre-crash peak2005–2007£395k£482k+22%2
GFC & correction2008–2012£461k£543k+17.7%2
Help-to-Buy recovery2013–2016£568k£833k+46.7%2.7
Brexit uncertainty2018–2019£870k£880k+1.1%2.5
Pandemic surge2020–2021£1.06m£945k-11.3%2
Rate-rise correction2022–2023£1.27m£1.17m-8.2%2
Current market2024–2025£1.24m£1.27m+2.8%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
8.6%
District
8.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Leytonstone Underground StationCentral line
12.1 min walk
Leytonstone High Road

Nearby stations

Leytonstone High Road Rail StationSuffragette
11 min walk
Leytonstone High RoadNational Rail
11 min walk
Leytonstone Underground StationCentral
13 min walk
Wanstead Underground StationCentral
17 min walk
Wanstead Park Rail StationSuffragette
18 min walk
No bus stops within 400m

14

Walkability score

56

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria58 min ↑
Waterloo53 min ↑
Canary Wharf ★41 min
City41 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

4

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)32
Nearest car park576m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Jubilee Pond Car Park· yes
576m

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: 20.0 µg/m³ · PM2.5: 12.0 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: 8.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 67%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes 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 yield852.4 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

12 min walk

85%

Recommend GP

85%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 13.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

405

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Rookwood Village (742 m)

No restaurants within 800m — nearest: Papi's Munchies (rear of The North Star Public House) (750 m)

Nearest supermarketCo-op Food · 1.7 km
7 tennis courts1 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)

1.2km

Post office

Nearby shops

My Mini-Mix834 m
1 Stop Halal at Tesco966 m
Minute Mart978 m
Wildgoose Bakery and Cafe1.1 km

Nearby cafes

Back to Ours643 m
Tamping Grounds730 m
Garden of Desserts825 m
J'Adore826 m

Nearby restaurants

Papi's Munchies (rear of The North Star Public House)750 m
Yard Sale Pizza794 m
Tanya Restaurant802 m
KFC807 m

Nearby pubs

The Rookwood Village742 m
The North Star751 m
Legends Snooker Academy778 m
The Red Lion814 m

Nearby gyms

Aldersbrook Lawn Tennis Club256 m
PureGym778 m
Salisbury Club791 m
The 1 on 1 Fitness Studio817 m

Nearby pharmacies

Tesco Pharmacy961 m

Nearby health

Park Vue Dental Practice718 m
Eyespy Eye and Dental Care834 m
Wongs Dental Surgery866 m
Food hygiene (5-star)86% of 7

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

ACTIMOSS LIMITED
MUDBELLY CERAMICS CIC
OSKXARS LTD
SWIRL & SPONGE LTD
THE EARL OF DEVON LIMITED

+1 more

Investment

Investment grade, yield and market outlook

33

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.3%) 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
1.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

70.6

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,762m
Crossrail 2 route6,191m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,402 nationally

1,501

Est. population

3,131/km²

59%

Employed

55%

Degree educated

£47,100

Median income

2.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

62

Community stability

Age profile

24%
23%
19%
21%
Under 1824%
18–3413%
35–4923%
50–6419%
65+21%

Tenure

49%
38%
Own outright49%
Own (mortgage)38%
Private rent11%
Social rent2%
Shared ownership0%
Rent free0%

Ethnicity

55%
17%
White British55%
White Other13%
Asian17%
Black5%
Mixed8%
Other2%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine9%
No car household16%
Unemployed2%
No qualifications11%

Housing tenure (Census 2021)

Private rent11%
Social rent2%

vs. London

Income vs London+12.1%
Price vs London+145.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
3
Planning apps (3 years)
6
Local approval rate
67%
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)
2
Largest scheme
6 homes · The Cottages, The Cottages, Davies Lane, E11
Pipeline pressure
NONE

Named schemes (500m)

7, 7, Blake Hall Crescent, E11 3RH3 homes
completed
78a, LEYBOURNE ROAD, E11 3BT2 homes
completed
781 homes
completed
66 Leybourne Road, Leytonstone, London, E11 3BT, 661 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
30.2%
Ward turnout
45%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Sheila BainLabour
Bayo AlabaLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,275,000)

£68,750

Standard buyer

£68,750

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 3QP

Full postcodeE11 3QP
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Park
Latitude51.564133
Longitude0.021211
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