Wanstead Park · Redbridge · Leyton and Wanstead constituency · 51.56038, 0.04147

E12 5EL— Wanstead Park, Redbridge

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

London's quiet achiever

 

Safety 84/100Transport 40/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak schools

Liveability
65
Safety
84
Schools
—
Transport
40
Environment
92
Investment
39

The bottom line

E12 5EL offers low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 49 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

E12 5EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E12 5EL

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How E12 5EL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Aldersbrook Primary School

Not yet inspected · Inspected Dec 2024 · 8 min walk

KS2: 108.0

—

Secondary

Wanstead High School

Not yet inspected · 22 min walk

P8: +0.29A8: 55.5

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 21 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 · 2.3km

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E12 district median

£437,500

Based on 39 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£17,229/m²
Price per ft²£1,601/ft²
Avg floor area60.7 m²

EPC breakdown

C
11%
D
5%
E
6%
F
4%

Based on 26 properties · Confidence: medium

Street mix

Semi 44%Terraced 28%Detached 3%Flat 25%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£151,750
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)
Roof(another dwelling above)
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

+7.3%

Total change

+723%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.7%

per year

Acceleration

-324.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 36 sales

Property Type Mix

Total: 36 sales

Detached2.8%
Semi-detached44.4%
Terraced27.8%
Flat/maisonette25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£136k£124k-8.5%2.8
Post-dot-com plateau2002–2004£283k£340k+20.4%2
Pre-crash peak2005–2005£420k£420k+0%1
GFC & correction2008–2012£492k£515k+4.8%2.5
Help-to-Buy recovery2013–2016£608k£290k-52.3%1.2
Current market2024–2025£1.21m£1.11m-7.7%1

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+62.2% alpha

Weakest performer

Semi-detached

-4.4% alpha

Flat/maisonette+62.2% α
Local
56%
District
-6.2%
Terraced-1.1% α
Local
10.8%
District
11.9%
Semi-detached-4.4% α
Local
8.8%
District
13.2%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Manor Park StationElizabeth line line
11.2 min walk
Manor Park→ Liverpool Street· 12 tph
17 min

Nearby stations

Manor Park Rail StationElizabeth line
12 min walk
Manor ParkNational Rail
12 min walk
Woodgrange Park Rail StationSuffragette
16 min walk
Wanstead Park Rail StationSuffragette
18 min walk
Forest Gate Rail StationElizabeth line
21 min walk
No bus stops within 400m

18

Walkability score

53

Footpaths (500m)

0

Santander docks (800m)

3.5 km

Nearest cycle dock

Central London commute times

London Bridge57 min ↑
Victoria65 min ↑
Waterloo61 min ↑
Canary Wharf ★49 min
City52 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)

2

EV chargers (800m)

Total spaces (800m)87
Nearest car park173m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Alexandra Lake Car Park
173m

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: 9.2 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 — 7.9 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

3 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

216

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Golden Fleece (625 m)

No restaurants within 800m — nearest: Greggs (599 m)

Nearest supermarketSri Supermarket · 1.4 km
1 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 Newsagent886 m

Nearby cafes

The Tea Room361 m
Wanstead Tea Hut605 m
Urban Baristas929 m

Nearby restaurants

Greggs599 m
Munch Corner962 m
Tython Kitchen1.0 km
Chicken Bros1.1 km

Nearby pubs

The Golden Fleece625 m
The Forest Gate Hotel910 m
Blakesley Arms984 m

Nearby gyms

Aldersbrook Bowls Club444 m

Nearby health

Aldersbrook Medical Centre298 m
Food hygiene (5-star)86% of 7

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

A 1 HEATING & PLUMBING LTD
PLANNING & PARTY WALL SERVICES LIMITED
VELANI HOLDINGS LIMITED

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score19/100
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

55.2

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,110m
Crossrail 2 route7,642m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
7
Local approval rate
93%
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
65 homes · FORMER CWS DEPOT SITE, LAND BOUNDED BY, FORMER CWS DEPOT SITE, LAND BOUNDED BY, WHITTA ROAD, GLADDING ROAD, CAPEL ROAD, E12
Pipeline pressure
NONE

Named schemes (500m)

LAND AT CORNER OF, 71, LAND AT CORNER OF, 71, ALDERSBROOK ROAD, EMPRESS AVENUE, E1115 homes
completed
WESTMORLAND CLOSE, E1215 homes
completed
82, 82, Aldersbrook Road, Wanstead, E12 5DH5 homes
completed
70, 70, Aldersbrook Road, London, E12 5DL4 homes
completed
82, 82, Wanstead Park Avenue, E12 5EF2 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

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Key facts for E12 5EL

Full postcodeE12 5EL
Postcode districtE12
BoroughLondon Borough of Redbridge
WardWanstead Park
Latitude51.560383
Longitude0.041474
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