Wanstead Park · Redbridge · Leyton and Wanstead constituency · 51.56307, 0.02916

E11 3RT— Wanstead Park, Redbridge

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

Buy before others notice

 

Safety 81/100Transport 28/100Yield 5.03%

Best for: Families

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Car-dependent area — limited public transport

Liveability
53
Safety
81
Schools
—
Transport
28
Environment
92
Investment
51

The bottom line

E11 3RT offers low crime, fast broadband and a green environment at £334,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

E11 3RT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-35.8% vs London avg
vs London income+12.1% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for E11 3RT

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

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How E11 3RT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Aldersbrook Primary School

Not yet inspected · Inspected Dec 2024 · 5 min walk

KS2: 108.0

—

Secondary

Wanstead High School

Not yet inspected · 19 min walk

P8: +0.29A8: 55.5

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 20 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)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.4km

Crime is 8% 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.

£334,000

Median sale price

Bottom 25% — 36% below London median

£334,000 is 36% below the London median (£520,000)

+17.5%

This year

Flat

Dominant type

Price history

5-year change
+21.5%
Sales (24 months)5
New build0.0%
Avg flat£334,000
Price per m²£5,243/m²
Price per ft²£487/ft²
Avg floor area63.8 m²

EPC breakdown

C
33%
D
19%
F
1%

Based on 53 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£4,200
First-time buyerFTB
£0
Additional propertyBTL/2nd
£14,220

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

7.1×

Price-to-income

£1,671/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£159,500
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
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+7.1%

Total change

+640%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.8%

per year

Acceleration

+16.54

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 41 sales

Property Type Mix

Total: 41 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£50k£75k+50%2
Post-dot-com plateau2001–2004£103k£155k+50.7%1.2
Pre-crash peak2005–2007£100k£194k+94%2
GFC & correction2009–2011£154k£180k+16.9%1.7
Help-to-Buy recovery2013–2016£195k£291k+49%1.8
Brexit uncertainty2018–2019£300k£330k+10%2
Pandemic surge2021–2021£275k£275k+0%1
Rate-rise correction2022–2022£346k£346k+0%1
Current market2024–2026£334k£370k+10.8%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
6.2%
District
6.8%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
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
Wanstead Underground StationCentral line
16.6 min walk
Wanstead Park

Nearby stations

Wanstead Park Rail StationSuffragette
16 min walk
Wanstead ParkNational Rail
16 min walk
Wanstead Underground StationCentral
17 min walk
Leytonstone High Road Rail StationSuffragette
18 min walk
Forest Gate Rail StationElizabeth line
19 min walk
No bus stops within 400m

14

Walkability score

100

Footpaths (500m)

0

Santander docks (800m)

2.8 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park424m
Santander docks (800m)0
Nearest cycle dock2.8 km

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: 9.0 µg/m³
Better than 90% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 64%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 8.3 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

1

Care homes (1km)

Nearest hospital · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

307

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

22

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Forest Gate Hotel (1.1 km)

Nearest supermarketCo-op Food · 1.6 km
17 tennis courts1 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)

1.2km

Post office

Nearby shops

Martins Newsagent1.1 km

Nearby restaurants

Greggs306 m

Nearby pubs

The Forest Gate Hotel1.1 km

Nearby gyms

Aldersbrook Lawn Tennis Club404 m
Aldersbrook Bowls Club465 m
Linkside Lawn Tennis Club736 m
Wanstead and Snaresbrook Cricket Club753 m

Nearby health

Aldersbrook Medical Centre608 m
Food hygiene (5-star)71% of 7

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

AND1 MULTITRADE LTD
HOPE IN THE HEART CIC

Investment

Investment grade, yield and market outlook

51

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

53.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,941m
Crossrail 2 route6,740m

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%
Price vs London-35.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
8
Local approval rate
100%
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
11, 11, Park Road, E12 5HG2 homes
completed
11, 11, Park Road, London, E12 5HG1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£334,000)

£4,200

Standard buyer

£0

First-time buyer

Save £4,200

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 3RT

Full postcodeE11 3RT
Postcode districtE11
BoroughLondon Borough of Redbridge
WardWanstead Park
Latitude51.563070
Longitude0.029157
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