South Woodford · Redbridge · Leyton and Wanstead constituency · 51.58667, 0.03148

E18 1PN— South Woodford, Redbridge

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 88/100Transport 34/100Yield 3.79%

Best for: Families, Owner-occupiers

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

Liveability
71
Safety
88
Schools
90
Transport
34
Environment
89
Investment
47

The bottom line

E18 1PN offers exceptional schools (100% Good/Outstanding), low crime 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 1PN

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 1PN

🛡️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 1PN 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 · 41 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 2.6km

Crime is 62% below London average

Property

Prices, sales volume and market trends

Avg floor area178.7 m²

EPC breakdown

C
1%
D
2%

Based on 3 properties · Confidence: low

Street mix

Detached 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

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£446,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
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

1999–2021 · CAGR

+5.8%

Total change

+246%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.3%

per year

Acceleration

-97.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

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

Property Type Mix

Total: 7 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£318k£318k+0%1
Post-dot-com plateau2001–2002£407k£360k-11.4%1.5
GFC & correction2011–2011£635k£635k+0%1
Help-to-Buy recovery2016–2016£1.20m£1.20m+0%1
Pandemic surge2021–2021£1.10m£1.10m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

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
7.5 min walk
Leytonstone High Road

Nearby stations

South Woodford Underground StationCentral
8 min walk
Snaresbrook Underground StationCentral
12 min walk
Wanstead Underground StationCentral
16 min walk
Redbridge Underground StationCentral
19 min walk
Woodford Underground StationCentral
28 min walk
No bus stops within 400m

28

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

4.0 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

10

Car parks (800m)

11

EV chargers (800m)

Nearest car park286m
Santander docks (800m)0
Nearest cycle dock4.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 10.4 km away✗ Not Green Belt✗ Not AONB74% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.5 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

GLEBELANDS PRACTICE

2 GLEBELANDS AVENUE, SOUTH WOODFORD, E18 2AB

11 min walk

96%

Recommend GP

96%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 366 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

36

Parks (1km)

10

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Duke (515 m)

Nearest supermarketCo-op Food · 554 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)

750m

Post office

Nearby shops

Gaks Wines280 m
Home Organic Bakery536 m
Woodford News546 m
Kistruck's588 m

Nearby cafes

Casa Castelo519 m
Home Organic Bakery542 m
Creative Biscuit572 m
Fresh as a Daisy675 m

Nearby restaurants

Yummy Thai Kitchen277 m
Ark285 m
Bhangra Beat469 m
Wing Ho514 m

Nearby pubs

The Duke515 m
The Nightingale598 m
Railway Bell643 m
Red Mantra720 m

Nearby gyms

Target Fit911 m

Nearby pharmacies

Daniel's Pharmacy800 m
Boots939 m
Wanstead Pharmacy1.0 km

Nearby health

Bright & White Dental479 m
Glebelands Practice781 m
Bupa Dental Care811 m
London Circumcision Centre852 m
Food hygiene (5-star)61% of 41

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

WELLSPRING ENTERPRISES LLP

Investment

Investment grade, yield and market outlook

47

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

49.6

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,282m
Crossrail 2 route6,300m

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
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
28
Local approval rate
75%
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)
6
Largest scheme
142 homes · WANSTEAD HOSPITAL, WANSTEAD HOSPITAL, HERMON HILL, E11
Pipeline pressure
NONE

Named schemes (500m)

WANSTEAD HOSPITAL, WANSTEAD HOSPITAL, HERMON HILL, E11142 homes
completed
10, 10, Chigwell Road, E186 homes
completed
124, 124, Onslow Gardens, E18 1NB3 homes
completed
5a, 5a, Chigwell Road, South Woodford, E18 1LR3 homes
completed
Development at 1 and 3, 1-3, Chigwell Road, South Woodford,2 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 1PN

Full postcodeE18 1PN
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.586672
Longitude0.031479
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
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