South Woodford · Redbridge · Leyton and Wanstead constituency · 51.58668, 0.02778

E18 1QE— South Woodford, Redbridge

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

Strong, well-rated schools nearby

 

Top 13% LondonSchools 100%Safety 88/100Transport 39/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
72
Safety
88
Schools
60
Transport
39
Environment
67
Investment
38

The bottom line

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

The catch: high noise levels nearby.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E18 1QE 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 1QE meets your needs.

Location

E18 1QE

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 1QE

🛡️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 1QE with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How E18 1QE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Snaresbrook Primary School

Not yet inspected · 4 min walk

KS2: 108.1

—

Secondary

Wanstead High School

Not yet inspected · 17 min walk

P8: +0.29A8: 55.5

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 40 min walk

5 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

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£5,860/m²
Price per ft²£544/ft²
Avg floor area134.9 m²

EPC breakdown

C
1%
D
11%
E
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 33%Terraced 53%Detached 13%

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£337,250
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, no insulation (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

1999–2025 · CAGR

+6.3%

Total change

+392%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.4%

per year

Acceleration

-10.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 15 sales

Property Type Mix

Total: 15 sales

Detached13.3%
Semi-detached33.3%
Terraced53.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£162k£162k+0%1
Post-dot-com plateau2002–2004£290k£308k+6.2%2
Pre-crash peak2006–2007£382k£485k+27%1
GFC & correction2010–2011£475k£500k+5.3%1
Brexit uncertainty2018–2018£768k£768k+0%1
Pandemic surge2020–2021£913k£906k-0.7%1
Rate-rise correction2023–2023£900k£900k+0%1
Current market2025–2025£798k£798k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Terraced-0.6% α
Local
4.8%
District
5.4%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

84out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
6.7 min walk
Leytonstone High Road

Nearby stations

South Woodford Underground StationCentral
7 min walk
Snaresbrook Underground StationCentral
10 min walk
Wanstead Underground StationCentral
16 min walk
Redbridge Underground StationCentral
21 min walk
Wood Street Rail StationWeaver
26 min walk
No bus stops within 400m

35

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria55 min ↑
Waterloo53 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

12

Car parks (800m)

11

EV chargers (800m)

Nearest car park156m
Santander docks (800m)0
Nearest cycle dock3.8 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.2 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 28%
Less green space than 87% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.6 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

9 min walk

96%

Recommend GP

96%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 337 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

13

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Duke (449 m)

Nearest supermarketCo-op Food · 522 m
3 swimming pools

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)

671m

Post office

Nearby shops

Gaks Wines67 m
Woodford News505 m
Home Organic Bakery523 m
Kistruck's539 m

Nearby cafes

Casa Castelo497 m
Home Organic Bakery527 m
Creative Biscuit535 m
Waribashi605 m

Nearby restaurants

Yummy Thai Kitchen106 m
Ark140 m
Wing Ho494 m
Woods542 m

Nearby pubs

The Duke449 m
The Nightingale562 m
Railway Bell594 m
Toby Carvery614 m

Nearby gyms

Target Fit797 m

Nearby pharmacies

Daniel's Pharmacy715 m
Boots836 m
Ocean Pharmacy838 m
Wanstead Pharmacy943 m

Nearby health

Bright & White Dental623 m
Glebelands Practice674 m
Bupa Dental Care688 m
London Circumcision Centre757 m
Food hygiene (5-star)68% of 71

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

HSD INDEPENDENT FINANCIAL ADVISORS LTD

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 score25/100
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

63.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,152m
Crossrail 2 route6,044m

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)
5
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
25
Local approval rate
59%
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)
13
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
Land to rear of, Land to rear of, Pulteney Road, South Woodford, E18 1PU11 homes
completed
47, 47, Hermon Hill, E11 2AR4 homes
completed
2, 2, Cleveland Road, London, E18 2AN4 homes
completed
52A, 52A, Tavistock Road, South Woodford, E18 2AP3 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 1QE? 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 1QE.
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 1QE

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

No spam. Unsubscribe anytime.

Key facts for E18 1QE

Full postcodeE18 1QE
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.586681
Longitude0.027784
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