Wanstead Park · Redbridge · Leyton and Wanstead constituency · 51.56344, 0.03679

E12 5DZ— Wanstead Park, Redbridge

Location and area intelligence for E12 5DZ, Wanstead Park, Redbridge

London's quiet achiever

 

Safety 84/100Transport 24/100Low yield 1.64%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
58
Safety
84
Schools
—
Transport
24
Environment
92
Investment
34

The bottom line

E12 5DZ offers low crime, fast broadband and a green environment at £1,027,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

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

Less suited to Car-free commuters.

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Location

E12 5DZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+97.5% vs London avg
vs London income+12.1% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for E12 5DZ

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

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“London's quiet achiever”

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How E12 5DZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Aldersbrook Primary School

Not yet inspected · Inspected Dec 2024 · 2 min walk

KS2: 108.0

—

Secondary

Wanstead High School

Not yet inspected · 17 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

45.7 incidents per 1,000 residents

Better than 66% of London
→ Stable

-28% vs borough

Crime by type

Other35%
Violence & sexual offences22%
Anti-social behaviour20%
Vehicle crime11%
Robbery6%
Burglary3%
Drug offences2%
Theft2%

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 · 2.0km

Crime is 30% 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.

£1,027,000

Median sale price

Top 25% — 98% above London median

£1,027,000 is 98% above the London median (£520,000)

-13.8%

This year

Terraced

Dominant type

Price history

5-year change
+14.4%
Sales (24 months)5
New build0.0%
Avg semi-detached£1,385,000
Avg terraced£1,003,500
Price per m²£10,088/m²
Price per ft²£937/ft²
Avg floor area108.6 m²

EPC breakdown

C
5%
D
13%
E
10%
F
2%

Based on 30 properties · Confidence: high

Street mix

Semi 13%Terraced 80%Flat 6%Other 1%

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£43,950
First-time buyerFTB
£43,950
Additional propertyBTL/2nd
£74,760

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

21.8×

Price-to-income

£5,138/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£271,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.6%

Total change

+1103%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.9%

per year

Acceleration

+16.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £450k–£500k · 70 sales

Property Type Mix

Total: 70 sales

Semi-detached12.9%
Terraced81.4%
Flat/maisonette5.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£98k£192k+95.4%2.8
Post-dot-com plateau2001–2004£231k£380k+64.2%2.2
Pre-crash peak2005–2007£314k£438k+39.7%3.3
GFC & correction2008–2012£185k£500k+170.3%2.8
Help-to-Buy recovery2013–2016£435k£783k+80%2.5
Brexit uncertainty2017–2019£749k£875k+16.8%4.5
Pandemic surge2020–2021£952k£898k-5.7%1.5
Rate-rise correction2022–2022£940k£940k+0%1
Current market2024–2025£980k£1.19m+20.9%3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+2% alpha

Weakest performer

Terraced

+0.8% alpha

Semi-detached+2% α
Local
13.3%
District
11.3%
Terraced+0.8% α
Local
8.1%
District
7.3%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Manor Park StationElizabeth line line
16.4 min walk
Manor Park

Nearby stations

Manor Park Rail StationElizabeth line
17 min walk
Manor ParkNational Rail
17 min walk
Wanstead Underground StationCentral
18 min walk
Wanstead Park Rail StationSuffragette
19 min walk
Redbridge Underground StationCentral
19 min walk
No bus stops within 400m

11

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

3.2 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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)55
Nearest car park299m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Alexandra Lake Car Park
483m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
More green space than 99% of London

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

Energy

Solar: 858 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 yield857.8 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

4 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest hospital · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

318

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Golden Fleece (1.0 km)

Nearest supermarketSri Supermarket · 1.7 km
4 tennis courts2 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)

1.8km

Post office

Nearby shops

Martins Newsagent1.1 km

Nearby cafes

Wanstead Tea Hut423 m
The Tea Room831 m

Nearby restaurants

Greggs270 m

Nearby pubs

The Golden Fleece1.0 km
The Forest Gate Hotel1.1 km

Nearby gyms

Aldersbrook Bowls Club171 m
Wanstead and Snaresbrook Cricket Club796 m
Linkside Lawn Tennis Club837 m

Nearby health

Aldersbrook Medical Centre260 m
Food hygiene (5-star)78% of 9

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

BRAND OF BOLLA LTD
CCSI LIMITED
DR BROTH LTD
EJM 169 LIMITED
EMERALD OAK CATERING LTD

+12 more

Investment

Investment grade, yield and market outlook

34

Investment score

Weak

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

Low gross yield (1.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
1.6% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

62.8

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,246m
Crossrail 2 route7,210m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,909 nationally

1,423

Est. population

4,314/km²

61%

Employed

59%

Degree educated

£47,100

Median income

3.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

25%
16%
22%
22%
15%
Under 1825%
18–3416%
35–4922%
50–6422%
65+15%

Tenure

42%
38%
18%
Own outright42%
Own (mortgage)38%
Private rent18%
Social rent1%

Ethnicity

57%
17%
White British57%
White Other13%
Asian17%
Black5%
Mixed8%
Other2%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine9%
No car household19%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent18%
Social rent1%

vs. London

Income vs London+12.1%
Price vs London+97.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
8
Local approval rate
94%
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
15 homes · LAND AT CORNER OF, 71, LAND AT CORNER OF, 71, ALDERSBROOK ROAD, EMPRESS AVENUE, E11
Pipeline pressure
NONE

Named schemes (500m)

LAND AT CORNER OF, 71, LAND AT CORNER OF, 71, ALDERSBROOK ROAD, EMPRESS AVENUE, E1115 homes
completed
Aldersbrook Road, London, E12 5HH4 homes
completed
70, 70, Aldersbrook Road, London, E12 5DL4 homes
completed
22, 22, Aldersbrook Road, E113 homes
completed
56, 56, Aldersbrook Road, Wanstead, E12 5DY2 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 (£1,027,000)

£43,950

Standard buyer

£43,950

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 E12 5DZ

Full postcodeE12 5DZ
Postcode districtE12
BoroughLondon Borough of Redbridge
WardWanstead Park
Latitude51.563441
Longitude0.036792
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