Wanstead Park · Redbridge · Leyton and Wanstead constituency · 51.56327, 0.04176

E12 5EY— Wanstead Park, Redbridge

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

London's quiet achiever

 

Safety 82/100Transport 24/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
82
Schools
—
Transport
24
Environment
92
Investment
38

The bottom line

E12 5EY 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 5EY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+12.1% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for E12 5EY

🛡️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 5EY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Aldersbrook Primary School

Not yet inspected · Inspected Dec 2024 · 6 min walk

KS2: 108.0

—

Secondary

Wanstead High School

Not yet inspected · 18 min walk

P8: +0.29A8: 55.5

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.7 incidents per 1,000 residents

Better than 59% of London
→ Stable

-14% vs borough

Crime by type

Anti-social behaviour30%
Vehicle crime23%
Violence & sexual offences22%
Other18%
Burglary4%
Drug offences1%
Theft1%
Robbery0%

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 16% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£10,668/m²
Price per ft²£991/ft²
Avg floor area118.2 m²

EPC breakdown

C
2%
D
9%
E
3%
F
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 3%Terraced 82%Flat 15%

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£295,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.3%

Total change

+1007%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.6%

per year

Acceleration

+24.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached3%
Terraced84.8%
Flat/maisonette12.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£113k£69k-39.1%2.7
Post-dot-com plateau2001–2004£220k£348k+58%2.2
Pre-crash peak2005–2007£388k£430k+10.8%1.7
GFC & correction2011–2012£452k£495k+9.5%1
Help-to-Buy recovery2014–2016£535k£710k+32.7%1.3
Brexit uncertainty2017–2017£665k£665k+0%1
Rate-rise correction2022–2023£1.00m£842k-16.2%1
Current market2024–2025£925k£1.25m+34.6%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
8.6%
District
8.4%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
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
14.9 min walk
Manor Park→ Liverpool Street· 12 tph
17 min

Nearby stations

Manor Park Rail StationElizabeth line
16 min walk
Manor ParkNational Rail
16 min walk
Redbridge Underground StationCentral
18 min walk
Woodgrange Park Rail StationSuffragette
20 min walk
Wanstead Underground StationCentral
21 min walk
No bus stops within 400m

17

Walkability score

54

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)

1

EV chargers (800m)

Total spaces (800m)87
Nearest car park105m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Alexandra Lake Car Park
455m

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: 9.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 49%
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: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

5 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

174

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 (945 m)

No restaurants within 800m — nearest: Greggs (592 m)

Nearest supermarketSri Supermarket · 1.7 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)

1.5km

Post office

Nearby cafes

Wanstead Tea Hut283 m
The Tea Room634 m

Nearby restaurants

Greggs592 m

Nearby pubs

The Golden Fleece945 m

Nearby gyms

Aldersbrook Bowls Club443 m

Nearby health

Aldersbrook Medical Centre387 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

E

High street health

Registered businesses

NADIA FOSTER LIMITED
RM TRI LTD
RUNEPRESS LIMITED

Investment

Investment grade, yield and market outlook

38

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 score17/100
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

35.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,401m
Crossrail 2 route7,536m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,545 nationally

1,498

Est. population

7,175/km²

57%

Employed

46%

Degree educated

£47,100

Median income

4.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

54

Community stability

Age profile

26%
15%
21%
22%
17%
Under 1826%
18–3415%
35–4921%
50–6422%
65+17%

Tenure

33%
35%
14%
18%
Own outright33%
Own (mortgage)35%
Private rent14%
Social rent18%
Shared ownership1%
Rent free0%

Ethnicity

49%
19%
White British49%
White Other13%
Asian19%
Black8%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine13%
No car household24%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Social rent18%
Private rent14%

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)
2
Development activity
low
Residential apps (800m)
0
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%
Historic landfill (400m)
1
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 · WESTMORLAND CLOSE, 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
4, 4, Wanstead Park Avenue, E12 5EN2 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 5EY

Full postcodeE12 5EY
Postcode districtE12
BoroughLondon Borough of Redbridge
WardWanstead Park
Latitude51.563274
Longitude0.041762
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