Wanstead Park · Redbridge · Leyton and Wanstead constituency · 51.56231, 0.03388

E12 5HH— Wanstead Park, Redbridge

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

London's quiet achiever

 

Safety 81/100Transport 25/100Yield 3.84%

Best for: Families

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Car-dependent area — limited public transport

Liveability
47
Safety
81
Schools
—
Transport
25
Environment
92
Investment
50

The bottom line

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

The catches: high noise levels nearby and 46 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E12 5HH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: FairInvestment 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 E12 5HH

🛡️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 5HH 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 · 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

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.8km

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area121.2 m²

EPC breakdown

B
1%
C
17%
D
12%
E
4%

Based on 34 properties · Confidence: high

Street mix

Semi 10%Terraced 23%Flat 64%Other 3%

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 yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£303,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
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

1996–2022 · CAGR

+5%

Total change

+257%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.6%

per year

Acceleration

+41.10

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 38 sales

Property Type Mix

Total: 38 sales

Semi-detached10.5%
Terraced23.7%
Flat/maisonette65.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£105k£252k+139.5%2.2
Post-dot-com plateau2001–2004£94k£305k+224.5%2.3
Pre-crash peak2005–2007£105k£221k+110.7%1.7
GFC & correction2010–2010£187k£187k+0%1
Help-to-Buy recovery2013–2015£410k£599k+46.1%2
Brexit uncertainty2017–2019£351k£315k-10.3%1.3
Pandemic surge2021–2021£285k£285k+0%1
Rate-rise correction2022–2022£375k£375k+0%5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Weakest performer

Terraced

-3.4% alpha

Flat/maisonette+0.7% α
Local
7.2%
District
6.5%
Terraced-3.4% α
Local
5%
District
8.4%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing14
Trend Position100

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
18.3 min walk
Wanstead Park

Nearby stations

Wanstead Park Rail StationSuffragette
16 min walk
Wanstead ParkNational Rail
16 min walk
Manor Park Rail StationElizabeth line
17 min walk
Wanstead Underground StationCentral
19 min walk
Forest Gate Rail StationElizabeth line
20 min walk
No bus stops within 400m

14

Walkability score

56

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

6

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)55
Nearest car park133m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Alexandra Lake Car Park
503m

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: 8.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 8.2 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 · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

319

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Forest Gate Hotel (955 m)

Nearest supermarketSri Supermarket · 1.6 km
10 tennis courts3 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)

1.7km

Post office

Nearby shops

Martins Newsagent962 m

Nearby cafes

Wanstead Tea Hut660 m

Nearby restaurants

Greggs35 m

Nearby pubs

The Forest Gate Hotel955 m

Nearby gyms

Aldersbrook Bowls Club127 m
Aldersbrook Lawn Tennis Club729 m
Wanstead and Snaresbrook Cricket Club843 m
Linkside Lawn Tennis Club861 m

Nearby health

Aldersbrook Medical Centre274 m
Food hygiene (5-star)75% of 8

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

20 HOLLYBUSH HILL LIMITED
ARAZ VENTURES LIMITED
FUNLETICS LTD
JUBELO LTD
PREMIER UK FOODS LIMITED

+2 more

Investment

Investment grade, yield and market outlook

50

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
3.8% (average)London avg: 3.8%Above average yield
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

17

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,035m
Crossrail 2 route7,074m

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
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
9
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
15 homes · LAND AT CORNER OF, 71, LAND AT CORNER OF, 71, ALDERSBROOK ROAD, EMPRESS AVENUE, E11
Pipeline pressure
NONE

Named schemes (500m)

70, 70, Aldersbrook Road, London, E12 5DL4 homes
completed
Aldersbrook Road, London, E12 5HH4 homes
completed
22, 22, Aldersbrook Road, E113 homes
completed
56, 56, Aldersbrook Road, Wanstead, E12 5DY2 homes
completed
32, 32, Aldersbrook Road, Wanstead, E12 5HH2 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 5HH

Full postcodeE12 5HH
Postcode districtE12
BoroughLondon Borough of Redbridge
WardWanstead Park
Latitude51.562314
Longitude0.033885
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