South Woodford · Redbridge · Leyton and Wanstead constituency · 51.59496, 0.02610

E18 1BN— South Woodford, Redbridge

Location and area intelligence for E18 1BN, South Woodford, Redbridge

The hidden gem

 

Schools 100%Safety 76/100Transport 46/100Low yield 3.33%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
76
Schools
100
Transport
46
Environment
61
Investment
55

The bottom line

E18 1BN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £505,000 median — a strong choice for Families.

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Location

E18 1BN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-2.9% vs London avg
vs London income+23.1% vs London avg
vs London crime+47.0% vs London avg

Deep-dive guides for E18 1BN

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart📈 Up & Coming🔒 Very Safe

“The hidden gem”

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How E18 1BN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Churchfields Infants' School

Outstanding · Inspected Jul 2024 · 4 min walk

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 10 min walk

P8: +0.39A8: 54.8

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 51 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.7 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+50% vs borough

Crime by type

Other32%
Violence & sexual offences19%
Anti-social behaviour15%
Vehicle crime11%
Burglary7%
Drug offences6%
Theft5%
Robbery5%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 1.6km

Crime is +47% above 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.

£505,000

Median sale price

3% below London median

£505,000 is 3% below the London median (£520,000)

+43.6%

This year

Flat

Dominant type

Price history

5-year change
+20.2%
Sales (24 months)5
New build0.0%
Avg detached£1,010,000
Avg terraced£725,000
Avg flat£300,000
Price per m²£5,758/m²
Price per ft²£535/ft²
Avg floor area89 m²

EPC breakdown

B
8%
C
5%
D
15%
E
7%
F
3%

Based on 38 properties · Confidence: high

Street mix

Semi 19%Terraced 10%Detached 7%Flat 64%

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£12,750
First-time buyerFTB
£4,000
Additional propertyBTL/2nd
£27,900

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

9.8×

Price-to-income

£2,526/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£222,500
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 CAnnual charge £1,788
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.1%

Total change

+640%

Market Activity

Price Velocity & Acceleration

Current Velocity

+92.0%

per year

Acceleration

+95.99

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £400k–£450k · 57 sales

Property Type Mix

Total: 57 sales

Detached7%
Semi-detached19.3%
Terraced10.5%
Flat/maisonette63.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£98k£121k+23.7%2.8
Post-dot-com plateau2001–2004£192k£176k-8.2%2
Pre-crash peak2005–2006£230k£357k+55.4%2.5
GFC & correction2008–2010£430k£270k-37.2%1.5
Help-to-Buy recovery2013–2016£277k£600k+117%4
Brexit uncertainty2019–2019£450k£450k+0%1
Pandemic surge2020–2021£485k£420k-13.4%1.5
Rate-rise correction2022–2023£820k£393k-52.1%2.5
Current market2024–2025£378k£725k+92.1%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
6.9%
District
6.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
South Woodford Underground StationCentral line
4.2 min walk
Highams Park

Nearby stations

South Woodford Underground StationCentral
4 min walk
Woodford Underground StationCentral
18 min walk
Snaresbrook Underground StationCentral
20 min walk
Wanstead Underground StationCentral
27 min walk
Wood Street Rail StationWeaver
27 min walk
No bus stops within 400m

61

Walkability score

149

Footpaths (500m)

0

Santander docks (800m)

4.2 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria54 min ↑
Waterloo52 min ↑
Canary Wharf42 min ↓
City ★40 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

15

Car parks (800m)

11

EV chargers (800m)

Nearest car park164m
Santander docks (800m)0
Nearest cycle dock4.2 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: 23.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 86% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.8 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Epping Forest SSSI — 6.9 km

Energy

Solar: 852 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 yield852.3 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SOUTHDENE SURGERY

THE SHRUBBERIES, GEORGE LANE, SOUTH WOODFORD, E18 1BD

1 min walk

78%

Recommend GP

78%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

28

Restaurants (800m)

14

Cafes (800m)

5

Pubs (400m)

5

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

2

Convenience

Nearest supermarketInternational Supermarket · 182 m
1 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

257m

Post office

Nearby shops

SDA Stores223 m
William Webb News281 m
McColl's302 m
Woodford Food & Wine313 m

Nearby cafes

Cafe on the Lane150 m
Soul Stop Cafe168 m
mooboo177 m
Costa206 m

Nearby restaurants

Greggs153 m
Pizza Hut Delivery156 m
George's Fish & Souvlaki Bar156 m
Cookies & Cream166 m

Nearby pubs

Slug and Lettuce154 m
Lizard Lounge156 m
The George242 m
Red Mantra280 m

Nearby pharmacies

Boots158 m
Allens Pharmacy192 m
Daniel's Pharmacy216 m
Ocean Pharmacy290 m

Nearby health

The Art of Hearing110 m
Eleos Clinic112 m
Lily House Consulting Rooms119 m
The Shrubberies Medical Centre123 m
Food hygiene (5-star)62% of 106

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AMANITU MUS LTD
CA&F SERVICES LTD
JESUS IS REAL AND HE IS GOD LTD
TDS ANALYTICS LTD

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

73.8

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,892m
Crossrail 2 route5,973m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,462 nationally

2,424

Est. population

8,502/km²

69%

Employed

57%

Degree educated

£51,700

Median income

4.0%

Claimant rate

Inner cityHigh densityYoung professionals

32

Community stability

Age profile

21%
28%
27%
13%
Under 1822%
18–3428%
35–4927%
50–6413%
65+11%

Tenure

14%
26%
50%
Own outright14%
Own (mortgage)26%
Private rent50%
Social rent10%
Shared ownership0%
Rent free0%

Ethnicity

39%
17%
27%
White British40%
White Other17%
Asian27%
Black6%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine12%
No car household36%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent50%
Social rent10%

vs. London

Income vs London+23.1%
Price vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
30
Local approval rate
46%
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)
93
Largest scheme
482 homes · 98-106, 98-106, High Road, South Woodford, E18 2QS
Pipeline pressure
NONE

Named schemes (500m)

98-106, 98-106, High Road, South Woodford, E18 2QS482 homes
completed
LAND REAR OF, 43-83, LAND REAR OF, 43-83, CHURCHFIELDS, E1845 homes
completed
Platinum House, 42, High Road, South Woodford, E18 2RG33 homes
completed
Land adjacent to, Land adjacent to, Fieldhouse Close, South Woodford, E18 2RJ16 homes
completed
61, 61, Cleveland Road, South Woodford, E18 2AE15 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.1%
Ward turnout
43%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
4,757
Constituency
Chingford and Woodford Green

Councillors

Beverley Lisa BrewerLabour
Joe HehirLabour
Saiqa Qayum HussainLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£505,000)

£12,750

Standard buyer

£4,000

First-time buyer

Save £8,750

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 E18 1BN

Full postcodeE18 1BN
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.594957
Longitude0.026102
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