South Woodford · Redbridge · Leyton and Wanstead constituency · 51.59229, 0.03535

E18 1FF— South Woodford, Redbridge

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

The family fortress

 

Schools 100%Safety 81/100Transport 35/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
64
Safety
81
Schools
100
Transport
35
Environment
90
Investment
41

The bottom line

E18 1FF offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 46 min to city — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E18 1FF scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E18 1FF meets your needs.

Location

E18 1FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E18 1FF

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E18 1FF with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E18 1FF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Oakdale Junior School

Not yet inspected · Inspected Nov 2024 · 1 min walk

KS2: 105.7

★★★

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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 50 min walk

4 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)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LFB Woodford · 2.1km

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£6,340/m²
Price per ft²£589/ft²
Avg floor area61.9 m²

EPC breakdown

B
90%
C
5%

Based on 95 properties · Confidence: high

Street mix

Flat 100%

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£154,750
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 0.22 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £2,011
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2024 · CAGR

+5.4%

Total change

+70%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.1%

per year

Acceleration

-43.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 76 sales

Property Type Mix

Total: 76 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2016£233k£310k+33.3%28.5
Brexit uncertainty2017–2019£397k£330k-17%2.3
Pandemic surge2020–2021£271k£355k+31%3.5
Rate-rise correction2022–2023£290k£408k+40.5%1
Current market2024–2024£395k£395k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Flat/maisonette+1.4% α
Local
5.4%
District
4%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position40

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
6.7 min walk
Wood Street

Nearby stations

South Woodford Underground StationCentral
7 min walk
Snaresbrook Underground StationCentral
20 min walk
Woodford Underground StationCentral
20 min walk
Redbridge Underground StationCentral
24 min walk
Wanstead Underground StationCentral
24 min walk
No bus stops within 400m

35

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

4.5 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria63 min ↑
Waterloo61 min ↑
Canary Wharf48 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

15

Car parks (800m)

10

EV chargers (800m)

Nearest car park223m
Santander docks (800m)0
Nearest cycle dock4.5 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.0 km away✗ Not Green Belt✗ Not AONB79% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 5.8 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

PELC REDBRIDGE OOH

UNIT 3, BOURNE COURT, UNITY TRADING ESTATE, IG8 8HD

8 min walk

5

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire London East · 804 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Railway Bell (513 m)

Nearest supermarketCo-op Food · 475 m
2 tennis courts

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)

614m

Post office

Nearby shops

Food and Wine430 m
Home Organic Bakery435 m
Woodford News493 m
Ram News499 m

Nearby cafes

Home Organic Bakery438 m
Casa Castelo458 m
Fresh as a Daisy477 m
Creative Biscuit482 m

Nearby restaurants

Bhangra Beat212 m
Wing Ho456 m
Woods488 m
Jaipur490 m

Nearby pubs

Railway Bell513 m
Red Mantra583 m

Nearby pharmacies

Daniel's Pharmacy651 m
Boots770 m

Nearby health

Bright & White Dental201 m
Southdene Surgery687 m
Glebelands Practice697 m
ESS Clinic701 m
Food hygiene (5-star)65% of 34

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

CAMBRIDGE CLOUDS LIMITED
DANAJ INTERIORS LTD
ISTAR CONSULTING LTD
JACK ROGERS STUDIO LTD
SERTANDEN-OWP LTD

+1 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 score18/100
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

53.2

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,956m
Crossrail 2 route6,582m

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
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
27
Local approval rate
50%
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)
32
Largest scheme
68 homes · Former Dairycrest Depot, 84, Former Dairycrest Depot, 84, Chigwell Road, London, E18 1NN
Pipeline pressure
NONE

Named schemes (500m)

Former Dairycrest Depot, 84, Former Dairycrest Depot, 84, Chigwell Road, London, E18 1NN68 homes
completed
Hyleford Homeless Hostel, 1, Hyleford Homeless Hostel, 1, Boundary Close, Ilford, IG3 9AP47 homes
completed
Old Mill Court, Old Mill Court, Chigwell Road, South Woodford, E18 1NJ26 homes
completed
ENGINEERING WORKS, ENGINEERING WORKS, BEECHCROFT ROAD, WOODVILLE ROAD, E1818 homes
completed
LAND ADJOINING, 55, LAND ADJOINING, 55, CHIGWELL ROAD, E1818 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

Live in E18 1FF? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E18 1FF.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track E18 1FF

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E18 1FF

Full postcodeE18 1FF
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.592288
Longitude0.035353
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