South Woodford · Redbridge · Leyton and Wanstead constituency · 51.59036, 0.02757

E18 1PS— South Woodford, Redbridge

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 44/100Low yield 2.58%

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
66
Safety
82
Schools
100
Transport
44
Environment
68
Investment
28

The bottom line

E18 1PS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £651,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E18 1PS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+25.2% vs London avg
vs London income+1.4% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for E18 1PS

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How E18 1PS 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 · 4 min walk

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 16 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 · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.1 incidents per 1,000 residents

Better than 57% of London
→ Stable

-12% vs borough

Crime by type

Violence & sexual offences25%
Vehicle crime19%
Anti-social behaviour18%
Other17%
Drug offences8%
Burglary8%
Theft3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 2.1km

Crime is 14% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£651,000

Median sale price

Above London median by 25%

£651,000 is 25% above the London median (£520,000)

-40.9%

This year

Flat

Dominant type

Price history

5-year change
-13.0%
Sales (24 months)6
New build0.0%
Avg semi-detached£1,022,500
Avg terraced£828,500
Avg flat£405,000
Price per m²£8,158/m²
Price per ft²£758/ft²
Avg floor area82.2 m²

EPC breakdown

C
30%
D
25%
E
8%

Based on 63 properties · Confidence: high

Street mix

Semi 16%Terraced 39%Flat 42%Other 3%

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

Stamp duty

Standard buyer£20,050
First-time buyerFTB
£20,050
Additional propertyBTL/2nd
£39,580

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

15.3×

Price-to-income

£3,257/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£205,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.7%

Total change

+463%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.9%

per year

Acceleration

-145.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 87 sales

Property Type Mix

Total: 87 sales

Semi-detached16.1%
Terraced40.2%
Flat/maisonette43.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£87k£90k+3.4%3.3
Post-dot-com plateau2001–2004£188k£250k+33%4.8
Pre-crash peak2005–2007£270k£250k-7.4%3.3
GFC & correction2009–2011£291k£314k+7.9%2.7
Help-to-Buy recovery2013–2016£498k£593k+19.1%1.8
Brexit uncertainty2017–2018£635k£504k-20.7%1.5
Pandemic surge2020–2021£723k£749k+3.6%3
Rate-rise correction2022–2023£635k£774k+21.9%4
Current market2024–2026£405k£490k+21%2

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+1.3% alpha

Weakest performer

Flat/maisonette

+0.1% alpha

Semi-detached+1.3% α
Local
5.5%
District
4.2%
Terraced+0.8% α
Local
8%
District
7.2%
Flat/maisonette+0.1% α
Local
6.8%
District
6.7%

CAGR over 17yr 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
1.8 min walk
Wood Street

Nearby stations

South Woodford Underground StationCentral
2 min walk
Snaresbrook Underground StationCentral
14 min walk
Wanstead Underground StationCentral
21 min walk
Woodford Underground StationCentral
24 min walk
Redbridge Underground StationCentral
25 min walk
No bus stops within 400m

56

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

4.0 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

14

Car parks (800m)

11

EV chargers (800m)

Nearest car park98m
Santander docks (800m)0
Nearest cycle dock4.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

78%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed412 Mbps
Median download408 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.5 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 64%
Less green space than 78% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.2 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

5 min walk

96%

Recommend GP

96%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 743 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

26

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

8

Convenience

Nearest supermarketCo-op Food · 132 m
1 tennis courts1 swimming pools

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)

266m

Post office

Nearby shops

Woodford News112 m
Kistruck's134 m
Village Convenience Store149 m
Home Organic Bakery157 m

Nearby cafes

Casa Castelo129 m
Creative Biscuit139 m
Home Organic Bakery157 m
Waribashi197 m

Nearby restaurants

Wing Ho130 m
Wing Sing141 m
Woods143 m
Taxim145 m

Nearby pubs

Railway Bell186 m
Red Mantra241 m
Slug and Lettuce517 m
Lizard Lounge527 m

Nearby pharmacies

Daniel's Pharmacy314 m
Boots448 m
Ocean Pharmacy488 m
Allens Pharmacy592 m

Nearby health

Glebelands Practice289 m
Bupa Dental Care321 m
London Circumcision Centre363 m
ESS Clinic363 m
Food hygiene (5-star)63% of 100

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
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

50 PULTENEY ROAD LTD
JACKSON POST LIMITED
LUMENPOINT LTD
N&J CARPENTRY AND JOINERY LTD
V.A.SOL CONSTRUCTION LTD

+1 more

Investment

Investment grade, yield and market outlook

28

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
2.6% (low)London avg: 3.8%Below average yield — bottom 73%
Gentrification score19/100
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

52

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,497m
Crossrail 2 route6,032m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,109 nationally

2,105

Est. population

8,208/km²

68%

Employed

52%

Degree educated

£42,600

Median income

5.0%

Claimant rate

SuburbanHigh densityEstablished mixed

42

Community stability

Age profile

24%
25%
26%
14%
Under 1824%
18–3425%
35–4926%
50–6414%
65+11%

Tenure

24%
30%
34%
Own outright24%
Own (mortgage)30%
Private rent34%
Social rent11%
Shared ownership0%
Rent free0%

Ethnicity

45%
20%
18%
White British45%
White Other20%
Asian18%
Black8%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine12%
No car household33%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent34%
Social rent11%

vs. London

Income vs London+1.4%
Price vs London+25.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
28
Local approval rate
46%
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)
75
Largest scheme
482 homes · 98-106, 98-106, High Road, South Woodford, E18 2QS
Pipeline pressure
NONE

Named schemes (500m)

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
Land to rear of, Land to rear of, Pulteney Road, South Woodford, E18 1PU11 homes
completed
103-105, 103-105, George Lane, South Woodford, E18 1AN9 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£651,000)

£20,050

Standard buyer

£20,050

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E18 1PS

Full postcodeE18 1PS
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.590363
Longitude0.027572
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