Wanstead Park · Redbridge · Leyton and Wanstead constituency · 51.56437, 0.03148

E11 3RP— Wanstead Park, Redbridge

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

London's quiet achiever

 

Safety 81/100Transport 26/100Low yield 3.02%

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
47
Safety
81
Schools
—
Transport
26
Environment
92
Investment
42

The bottom line

E11 3RP offers low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 46 min to city — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E11 3RP 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 3RP meets your needs.

Location

E11 3RP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+12.1% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for E11 3RP

🛡️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 3RP with:

Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

Share:WhatsAppShare on X

How E11 3RP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Aldersbrook Primary School

Not yet inspected · Inspected Dec 2024 · 3 min walk

KS2: 108.0

—

Secondary

Wanstead High School

Not yet inspected · 16 min walk

P8: +0.29A8: 55.5

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.1 incidents per 1,000 residents

Better than 54% of London
→ Stable

-6% vs borough

Crime by type

Violence & sexual offences27%
Other24%
Anti-social behaviour20%
Vehicle crime12%
Burglary6%
Drug offences5%
Theft4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.6km

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area58.8 m²

EPC breakdown

C
1%
D
3%
E
2%

Based on 6 properties · Confidence: low

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£147,000
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2014 · CAGR

+7.1%

Total change

+220%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.1%

per year

Acceleration

-10.96

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£54k£54k+0%1
Post-dot-com plateau2001–2001£108k£108k+0%1
Help-to-Buy recovery2013–2014£142k£172k+21.1%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Wanstead Underground StationCentral line
15.1 min walk
Wanstead Park

Nearby stations

Wanstead Underground StationCentral
16 min walk
Wanstead Park Rail StationSuffragette
18 min walk
Wanstead ParkNational Rail
18 min walk
Leytonstone High Road Rail StationSuffragette
20 min walk
Redbridge Underground StationCentral
20 min walk
No bus stops within 400m

16

Walkability score

85

Footpaths (500m)

0

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria61 min ↑
Waterloo59 min ↑
Canary Wharf47 min ↑
City ★46 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)

1

EV chargers (800m)

Nearest car park411m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Alexandra Lake Car Park
781m

Connectivity

Broadband and mobile coverage

100%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed464 Mbps
Median download435 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: 9.0 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: 8.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 8.4 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 yield852.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ALDERSBROOK MEDICAL CENTRE

65 ALDERSBROOK ROAD, MANOR PARK, E12 5DL

8 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

321

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

24

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Forest Gate Hotel (1.2 km)

Nearest supermarketCo-op Food · 1.8 km
17 tennis courts3 swimming pools4 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)

1.6km

Post office

Nearby cafes

Wanstead Tea Hut717 m

Nearby restaurants

Greggs268 m

Nearby pubs

The Forest Gate Hotel1.2 km

Nearby gyms

Aldersbrook Bowls Club387 m
Aldersbrook Lawn Tennis Club496 m
Wanstead and Snaresbrook Cricket Club594 m
Linkside Lawn Tennis Club598 m

Nearby health

Aldersbrook Medical Centre544 m
Food hygiene (5-star)67% of 9

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

E

High street health

Investment

Investment grade, yield and market outlook

42

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

16.2

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,147m
Crossrail 2 route6,830m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,201 nationally

1,581

Est. population

10,803/km²

62%

Employed

48%

Degree educated

£47,100

Median income

6.0%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

23%
22%
25%
17%
14%
Under 1823%
18–3422%
35–4925%
50–6417%
65+14%

Tenure

22%
26%
25%
26%
Own outright22%
Own (mortgage)26%
Private rent25%
Social rent26%
Shared ownership0%
Rent free0%

Ethnicity

41%
15%
19%
White British41%
White Other15%
Asian19%
Black12%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine14%
No car household41%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Social rent26%
Private rent25%

vs. London

Income vs London+12.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
9
Local approval rate
91%
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)
0
Largest scheme
4 homes · Aldersbrook Road, London, E12 5HH
Pipeline pressure
NONE

Named schemes (500m)

Aldersbrook Road, London, E12 5HH4 homes
completed
22, 22, Aldersbrook Road, E113 homes
completed
11, 11, Park Road, E12 5HG2 homes
completed
32, 32, Aldersbrook Road, Wanstead, E12 5HH2 homes
completed
4, 4, Park Road, London, E12 5HQ1 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

Live in E11 3RP? 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 3RP.
Help others by sharing your experience.

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

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track E11 3RP

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

No spam. Unsubscribe anytime.

Key facts for E11 3RP

Full postcodeE11 3RP
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Park
Latitude51.564370
Longitude0.031480
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