South Woodford · Redbridge · Leyton and Wanstead constituency · 51.58731, 0.03421

E18 1LY— South Woodford, Redbridge

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

The family fortress

 

Schools 100%Safety 88/100Transport 33/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
68
Safety
88
Schools
90
Transport
33
Environment
86
Investment
38

The bottom line

E18 1LY 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: 47 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

E18 1LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.4% vs London avg
vs London crime-62.0% vs London avg

Deep-dive guides for E18 1LY

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E18 1LY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Nightingale Primary School

Good · Inspected Oct 2023 · 3 min walk

KS2: 108.7

—

Secondary

Wanstead High School

Not yet inspected · 16 min walk

P8: +0.29A8: 55.5

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

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 43 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

24.6 incidents per 1,000 residents

Better than 83% of London
→ Stable

-61% vs borough

Crime by type

Vehicle crime36%
Anti-social behaviour23%
Other13%
Violence & sexual offences13%
Theft5%
Burglary5%
Drug offences3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 2.6km

Crime is 62% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,764/m²
Price per ft²£443/ft²
Avg floor area114.4 m²

EPC breakdown

C
1%
D
10%
E
4%
F
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 39%Terraced 61%

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£286,000
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.1%

Total change

+739%

Market Activity

Price Velocity & Acceleration

Current Velocity

+211.5%

per year

Acceleration

+277.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached38.9%
Terraced61.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£97k£210k+117.6%1.6
Post-dot-com plateau2001–2004£251k£310k+23.8%2.2
Pre-crash peak2007–2007£375k£375k+0%3
GFC & correction2008–2011£375k£426k+13.6%1.7
Help-to-Buy recovery2014–2015£525k£630k+20%1.5
Brexit uncertainty2017–2018£722k£710k-1.7%1.5
Pandemic surge2021–2021£986k£986k+0%1
Rate-rise correction2022–2022£860k£860k+0%1
Current market2024–2026£767k£810k+5.6%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+6.1% alpha

Weakest performer

Terraced

-0.5% alpha

Semi-detached+6.1% α
Local
3.7%
District
-2.4%
Terraced-0.5% α
Local
9.4%
District
9.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
South Woodford Underground StationCentral line
8.2 min walk
Leytonstone High Road

Nearby stations

South Woodford Underground StationCentral
9 min walk
Snaresbrook Underground StationCentral
14 min walk
Wanstead Underground StationCentral
17 min walk
Redbridge Underground StationCentral
18 min walk
Woodford Underground StationCentral
27 min walk
No bus stops within 400m

27

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

4.1 km

Nearest cycle dock

Central London commute times

London Bridge54 min ↑
Victoria62 min ↑
Waterloo60 min ↑
Canary Wharf50 min ↑
City ★47 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

17

Car parks (800m)

11

EV chargers (800m)

Nearest car park370m
Santander docks (800m)0
Nearest cycle dock4.1 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: 20.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 90% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.6 km away✗ Not Green Belt✗ Not AONB79% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.3 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

10 min walk

3

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 534 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

37

Parks (1km)

5

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Railway Bell (679 m)

Nearest supermarketCo-op Food · 590 m
1 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)

799m

Post office

Nearby shops

Gaks Wines461 m
Home Organic Bakery559 m
Woodford News589 m
Kistruck's632 m

Nearby cafes

Casa Castelo552 m
Home Organic Bakery566 m
Creative Biscuit608 m
Fresh as a Daisy696 m

Nearby restaurants

Bhangra Beat366 m
Ark442 m
Yummy Thai Kitchen446 m
Wing Ho547 m

Nearby pubs

Railway Bell679 m
The Duke683 m
The Nightingale746 m
Red Mantra766 m

Nearby pharmacies

Daniel's Pharmacy851 m

Nearby health

Bright & White Dental371 m
Spire London East654 m
Glebelands Practice849 m
ESS Clinic907 m
Food hygiene (5-star)65% of 20

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

K AHMED LTD
PRIYESH DHANAK LIMITED
SHAH CONSULTING GROUP LIMITED

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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 score21/100
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

62.7

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,439m
Crossrail 2 route6,487m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,758 nationally

1,586

Est. population

8,362/km²

61%

Employed

52%

Degree educated

£42,600

Median income

1.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

61

Community stability

Age profile

26%
25%
19%
17%
Under 1826%
18–3413%
35–4925%
50–6419%
65+17%

Tenure

45%
41%
Own outright45%
Own (mortgage)41%
Private rent13%
Social rent1%
Shared ownership0%

Ethnicity

49%
30%
White British49%
White Other11%
Asian30%
Black3%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine10%
No car household15%
Unemployed2%
No qualifications12%

Housing tenure (Census 2021)

Private rent13%
Social rent1%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
23
Local approval rate
71%
Borough approval rate
64%
Historic landfill (400m)
1
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)
3
Largest scheme
142 homes · WANSTEAD HOSPITAL, WANSTEAD HOSPITAL, HERMON HILL, E11
Pipeline pressure
NONE

Named schemes (500m)

NIGHTINGALE SCHOOL, NIGHTINGALE SCHOOL, ELMCROFT AVENUE, E1183 homes
completed
Old Mill Court, Old Mill Court, Chigwell Road, South Woodford, E18 1NJ26 homes
completed
LAND ADJOINING, 55, LAND ADJOINING, 55, CHIGWELL ROAD, E1818 homes
completed
10, 10, Chigwell Road, E186 homes
completed
124, 124, Onslow Gardens, E18 1NB3 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 1LY

Full postcodeE18 1LY
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.587308
Longitude0.034207
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