South Woodford · Redbridge · Leyton and Wanstead constituency · 51.59303, 0.02928

E18 1EB— South Woodford, Redbridge

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

The family fortress

 

Top 13% LondonSchools 100%Safety 81/100Transport 44/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
72
Safety
81
Schools
100
Transport
44
Environment
90
Investment
41

The bottom line

E18 1EB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

E18 1EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.4% vs London avg
vs London crime-6.0% vs London avg

Deep-dive guides for E18 1EB

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E18 1EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Oakdale Infants' School

Not yet inspected · 2 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.9 incidents per 1,000 residents

Better than 53% of London
→ Stable

-4% vs borough

Crime by type

Other31%
Violence & sexual offences24%
Anti-social behaviour12%
Vehicle crime11%
Robbery8%
Burglary8%
Drug offences4%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: LFB Woodford · 1.9km

Crime is 6% 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.

E18 district median

£443,075

Based on 155 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£2,550/m²
Price per ft²£237/ft²
Avg floor area85.7 m²

EPC breakdown

C
5%
D
15%
E
10%
F
1%

Based on 31 properties · Confidence: high

Street mix

Semi 20%Terraced 22%Detached 22%Flat 29%Other 7%

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£214,250
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 DAnnual charge £2,011
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+3.8%

Total change

+192%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.1%

per year

Acceleration

+56.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 42 sales

Property Type Mix

Total: 42 sales

Detached23.8%
Semi-detached21.4%
Terraced23.8%
Flat/maisonette31%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£74k£179k+142.2%1.5
Post-dot-com plateau2001–2004£250k£230k-8%3.2
Pre-crash peak2005–2007£338k£448k+32.6%1.7
GFC & correction2008–2010£250k£189k-24.2%1.3
Help-to-Buy recovery2013–2016£398k£475k+19.5%2
Pandemic surge2021–2021£615k£615k+0%2
Rate-rise correction2022–2023£670k£235k-64.9%1.5
Current market2024–2024£216k£216k+0%1

Price Trajectory by Type

DetachedSemi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+0.4% alpha

Weakest performer

Flat/maisonette

-20.7% alpha

Detached+0.4% α
Local
6.3%
District
5.9%
Terraced-0.3% α
Local
6%
District
6.3%
Semi-detached-6.5% α
Local
8.8%
District
15.3%
Flat/maisonette-20.7% α
Local
-14%
District
6.7%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
South Woodford Underground StationCentral line
2.2 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
24 min walk
Redbridge Underground StationCentral
27 min walk
No bus stops within 400m

57

Walkability score

124

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)

12

EV chargers (800m)

Nearest car park37m
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 waterLOW
Low
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: 10.8 km away✗ Not Green Belt✗ Not AONB80% green spaceTree canopy: 64%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 5.9 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

4 min walk

78%

Recommend GP

78%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 1.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

22

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

7

Convenience

Nearest supermarketCo-op Food · 193 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

196m

Post office

Nearby shops

Ram News162 m
Village Convenience Store179 m
Kistruck's187 m
McColl's187 m

Nearby cafes

Fresh as a Daisy86 m
Lily's Indulgence176 m
Creative Biscuit182 m
Waribashi188 m

Nearby restaurants

Chunky Chicken & Pizza111 m
Jaipur174 m
Woods177 m
Taxim180 m

Nearby pubs

Railway Bell145 m
Red Mantra172 m
Slug and Lettuce396 m
Lizard Lounge405 m

Nearby pharmacies

Daniel's Pharmacy225 m
Boots342 m
Ocean Pharmacy463 m
Allens Pharmacy465 m

Nearby health

Southdene Surgery259 m
ESS Clinic273 m
London Circumcision Centre275 m
Glebelands Practice281 m
Food hygiene (5-star)66% of 94

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

CREAM-AGENCY LIMITED
FENIXI LIMITED
FRESH AS A DAISY CAFE LTD
LUCKYCAT168 LTD
MAHAB UK LTD

+6 more

Investment

Investment grade, yield and market outlook

41

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

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

4/100

Velocity score

Future outlook

65.9

Price growth score

B
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,813m
Crossrail 2 route6,169m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,036 nationally

1,939

Est. population

13,519/km²

70%

Employed

51%

Degree educated

£42,600

Median income

4.1%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

24%
24%
27%
16%
Under 1824%
18–3424%
35–4927%
50–6416%
65+9%

Tenure

22%
37%
32%
Own outright22%
Own (mortgage)37%
Private rent32%
Social rent7%
Shared ownership1%
Rent free1%

Ethnicity

42%
17%
24%
White British42%
White Other17%
Asian24%
Black6%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine14%
No car household28%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent32%
Social rent7%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
29
Local approval rate
40%
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)
71
Largest scheme
482 homes · 98-106, 98-106, High Road, South Woodford, E18 2QS
Pipeline pressure
NONE

Named schemes (500m)

Hyleford Homeless Hostel, 1, Hyleford Homeless Hostel, 1, Boundary Close, Ilford, IG3 9AP47 homes
completed
Development At 120 To 126, Maybank Road, South Woodford28 homes
completed
ENGINEERING WORKS, ENGINEERING WORKS, BEECHCROFT ROAD, WOODVILLE ROAD, E1818 homes
completed
K G M House, 14, K G M House, 14, Eastwood Close, E18 1RZ15 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
13,964
Constituency
Leyton and Wanstead

Councillors

Beverley Lisa BrewerLabour
Joe HehirLabour
Saiqa Qayum HussainLabour

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Key facts for E18 1EB

Full postcodeE18 1EB
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.593031
Longitude0.029279
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