South Woodford · Redbridge · Leyton and Wanstead constituency · 51.59172, 0.03375

E18 1LD— South Woodford, Redbridge

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

The family fortress

 

Schools 100%Safety 81/100Transport 37/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
66
Safety
81
Schools
100
Transport
37
Environment
90
Investment
42

The bottom line

E18 1LD 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.

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Location

E18 1LD

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 1LD

🛡️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 1LD 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 · 13 min walk

P8: +0.39A8: 54.8

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 49 min walk

5 primaries · 0 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

0

Incidents (1yr)

0

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 3 sales 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)3
New build0.0%
Price per m²£8,309/m²
Price per ft²£772/ft²
Avg floor area91.5 m²

EPC breakdown

C
5%
D
23%
E
5%
G
1%

Based on 34 properties · Confidence: high

Street mix

Semi 3%Terraced 83%Flat 14%

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£228,750
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 DAnnual charge £2,011
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.4%

Total change

+827%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.8%

per year

Acceleration

-13.23

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 90 sales

Property Type Mix

Total: 90 sales

Semi-detached3.3%
Terraced84.4%
Flat/maisonette12.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£79k£149k+88.6%5.3
Post-dot-com plateau2001–2004£175k£250k+42.9%3.5
Pre-crash peak2005–2007£264k£327k+24.1%3.7
GFC & correction2008–2012£280k£335k+19.6%2
Help-to-Buy recovery2013–2016£349k£640k+83.4%2
Brexit uncertainty2017–2018£663k£710k+7.2%1.5
Pandemic surge2020–2021£598k£671k+12.2%1.5
Rate-rise correction2022–2023£812k£625k-23%1.5
Current market2024–2026£719k£732k+1.8%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
8%
District
7.8%

CAGR over 29yr 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 Velocity40
Sales Volume75
Seasonal Timing0
Trend Position75

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
5.3 min walk
Wood Street

Nearby stations

South Woodford Underground StationCentral
6 min walk
Snaresbrook Underground StationCentral
19 min walk
Woodford Underground StationCentral
21 min walk
Wanstead Underground StationCentral
23 min walk
Redbridge Underground StationCentral
24 min walk
No bus stops within 400m

41

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

4.4 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

14

Car parks (800m)

10

EV chargers (800m)

Nearest car park124m
Santander docks (800m)0
Nearest cycle dock4.4 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: 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: 10.9 km away✗ Not Green Belt✗ Not AONB79% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 5.9 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

9 min walk

78%

Recommend GP

78%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSpire London East · 848 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

9

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Railway Bell (403 m)

Nearest supermarketCo-op Food · 355 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)

512m

Post office

Nearby shops

Home Organic Bakery313 m
Woodford News372 m
Ram News384 m
Kistruck's393 m

Nearby cafes

Home Organic Bakery317 m
Casa Castelo335 m
Creative Biscuit364 m
Fresh as a Daisy374 m

Nearby restaurants

Bhangra Beat126 m
Wing Ho332 m
Woods370 m
Jaipur373 m

Nearby pubs

Railway Bell403 m
Red Mantra480 m
Slug and Lettuce739 m
Lizard Lounge747 m

Nearby pharmacies

Daniel's Pharmacy554 m
Boots683 m
Allens Pharmacy808 m

Nearby health

Bright & White Dental123 m
Glebelands Practice593 m
Southdene Surgery601 m
ESS Clinic608 m
Food hygiene (5-star)62% of 45

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

B. AUDAH OPTICS LIMITED
CELERITY CONSULTING LIMITED
XENICA PROPERTIES LIMITED

Investment

Investment grade, yield and market outlook

42

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

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

8/100

Velocity score

Future outlook

53

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,845m
Crossrail 2 route6,468m

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)
3
Planning apps (3 years)
31
Local approval rate
33%
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)
36
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
Development At 120 To 126, Maybank Road, South Woodford28 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

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 1LD

Full postcodeE18 1LD
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.591722
Longitude0.033754
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