South Woodford · Redbridge · Leyton and Wanstead constituency · 51.59326, 0.02643

E18 1BX— South Woodford, Redbridge

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

The practical family move

 

Top 13% LondonSchools 100%Safety 77/100Transport 48/100Yield 4.25%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
72
Safety
77
Schools
100
Transport
48
Environment
69
Investment
51

The bottom line

E18 1BX offers exceptional schools (100% Good/Outstanding) and low crime at £395,000 median — a strong choice for Families.

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Location

E18 1BX

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-24.0% vs London avg
vs London income+23.1% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for E18 1BX

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

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“The practical family move”

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How E18 1BX 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 · 6 min walk

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 12 min walk

P8: +0.39A8: 54.8

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.1 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

+35% vs borough

Crime by type

Other26%
Anti-social behaviour22%
Violence & sexual offences15%
Vehicle crime14%
Burglary9%
Drug offences6%
Theft5%
Robbery5%

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 1.8km

Crime is +32% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£395,000

Median sale price

24% below London median

£395,000 is 24% below the London median (£520,000)

+11.5%

This year

Flat

Dominant type

Price history

Sales (24 months)7
New build0.0%
Avg flat£395,000
Price per m²£5,587/m²
Price per ft²£519/ft²
Avg floor area70.6 m²

EPC breakdown

B
15%
C
4%

Based on 19 properties · Confidence: medium

Street mix

Flat 88%Other 13%

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£7,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,100

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

7.6×

Price-to-income

£1,976/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£176,500
Rebuild cost per m²£2,500/m²

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

Construction era2016
Walls²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £2,011
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2024–2025 · CAGR

+4%

Total change

+4%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.0%

per year

Acceleration

+0.00

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£391k£407k+4%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2% alpha

Flat/maisonette+2% α
Local
4%
District
2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75

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
2 min walk
Wood Street

Nearby stations

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

63

Walkability score

136

Footpaths (500m)

0

Santander docks (800m)

4.1 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

14

Car parks (800m)

12

EV chargers (800m)

Nearest car park31m
Santander docks (800m)0
Nearest cycle dock4.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

6%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed122 Mbps
Median download173 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: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.7 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Roding Valley Meadows SSSI — 6.0 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

2 min walk

78%

Recommend GP

78%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

29

Restaurants (800m)

14

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

7

Convenience

Nearest supermarketInternational Supermarket · 88 m
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

67m

Post office

Nearby shops

SDA Stores41 m
McColl's113 m
Village Convenience Store202 m
Ram News210 m

Nearby cafes

mooboo24 m
Costa59 m
Little Woodford Cafe69 m
Lily's Indulgence88 m

Nearby restaurants

The Wood Oven57 m
KFC67 m
Subway72 m
Wood Oven Kitchen75 m

Nearby pubs

Red Mantra92 m
Railway Bell174 m
Slug and Lettuce212 m
Lizard Lounge222 m

Nearby pharmacies

Daniel's Pharmacy38 m
Boots150 m
Ocean Pharmacy264 m
Allens Pharmacy287 m

Nearby health

Southdene Surgery72 m
ESS Clinic74 m
London Circumcision Centre76 m
Glebelands Practice112 m
Food hygiene (5-star)62% of 112

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
3
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

BLUEBERRY ENTERPRISES LIMITED
BLUEBERRY ENTERPRISES TRADING LIMITED
FORTE ENTERPRISES (SOUTH EAST) LIMITED
KIDS INC DAY NURSERIES LIMITED
KIDS INC LIMITED

+9 more

Investment

Investment grade, yield and market outlook

51

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score26/100
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

70.1

Price growth score

B
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,738m
Crossrail 2 route5,975m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,056 nationally

1,719

Est. population

11,225/km²

67%

Employed

57%

Degree educated

£51,700

Median income

3.7%

Claimant rate

Inner cityHigh densityYoung professionals

38

Community stability

Age profile

17%
23%
27%
16%
16%
Under 1817%
18–3424%
35–4927%
50–6416%
65+17%

Tenure

27%
25%
43%
Own outright27%
Own (mortgage)25%
Private rent43%
Social rent4%
Shared ownership1%
Rent free0%

Ethnicity

51%
18%
19%
White British51%
White Other18%
Asian19%
Black4%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine9%
No car household35%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent43%
Social rent4%

vs. London

Income vs London+23.1%
Price vs London-24.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
31
Local approval rate
42%
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)
92
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
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
K G M House, 14, K G M House, 14, Eastwood Close, E18 1RZ15 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
13,964
Constituency
Leyton and Wanstead

Councillors

Beverley Lisa BrewerLabour
Joe HehirLabour
Saiqa Qayum HussainLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£395,000)

£7,250

Standard buyer

£0

First-time buyer

Save £7,250

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 1BX

Full postcodeE18 1BX
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.593260
Longitude0.026431
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