South Woodford · Redbridge · Leyton and Wanstead constituency · 51.58831, 0.02884

E18 1QQ— South Woodford, Redbridge

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 82/100Transport 41/100Yield 3.79%

Best for: Families

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Strong for families — high safety and school scores

Liveability
69
Safety
82
Schools
100
Transport
41
Environment
89
Investment
53

The bottom line

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

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

E18 1QQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for E18 1QQ

🛡️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 1QQ 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 · 6 min walk

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 18 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 · 43 min walk

4 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

95

Road safety score

1

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 · 2.4km

Crime is 14% below London average

Property

Prices, sales volume and market trends

Avg floor area142.6 m²

EPC breakdown

C
2%
D
1%
E
4%

Based on 7 properties · Confidence: low

Street mix

Semi 32%Terraced 47%Flat 21%

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£356,500
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 CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+6%

Total change

+359%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.1%

per year

Acceleration

-58.60

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached31.6%
Terraced47.4%
Flat/maisonette21.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£120k£168k+40%1.5
Post-dot-com plateau2001–2004£144k£347k+141.3%1.5
Pre-crash peak2006–2006£370k£370k+0%1
Help-to-Buy recovery2013–2013£458k£458k+0%2
Brexit uncertainty2019–2019£739k£739k+0%2
Pandemic surge2020–2021£890k£551k-38.1%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
4.7 min walk
Wood Street

Nearby stations

South Woodford Underground StationCentral
5 min walk
Snaresbrook Underground StationCentral
12 min walk
Wanstead Underground StationCentral
18 min walk
Redbridge Underground StationCentral
22 min walk
Woodford Underground StationCentral
26 min walk
No bus stops within 400m

46

Walkability score

41

Footpaths (500m)

0

Santander docks (800m)

4.0 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

14

Car parks (800m)

12

EV chargers (800m)

Nearest car park63m
Santander docks (800m)0
Nearest cycle dock4.0 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.4 km away✗ Not Green Belt✗ Not AONB76% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Roding Valley Meadows SSSI — 6.4 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

8 min walk

96%

Recommend GP

96%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 507 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

17

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

6

Convenience

No pubs within 400m — nearest: Railway Bell (417 m)

Nearest supermarketCo-op Food · 337 m
1 tennis courts1 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)

510m

Post office

Nearby shops

Gaks Wines146 m
Woodford News323 m
Home Organic Bakery333 m
Kistruck's361 m

Nearby cafes

Casa Castelo309 m
Home Organic Bakery338 m
Creative Biscuit352 m
Waribashi440 m

Nearby restaurants

Ark76 m
Yummy Thai Kitchen105 m
Wing Ho305 m
Woods360 m

Nearby pubs

Railway Bell417 m
Red Mantra484 m
The Duke634 m
The Nightingale742 m

Nearby gyms

Target Fit992 m

Nearby pharmacies

Daniel's Pharmacy559 m
Boots691 m
Ocean Pharmacy719 m
Allens Pharmacy834 m

Nearby health

Bright & White Dental450 m
Glebelands Practice531 m
Bupa Dental Care557 m
ESS Clinic607 m
Food hygiene (5-star)62% of 77

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

LANTSBURY CONSULTING LIMITED
TRIPLETTA BRIDAL LTD

Investment

Investment grade, yield and market outlook

53

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

44.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,345m
Crossrail 2 route6,115m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
25
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)
12
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
ENGINEERING WORKS, ENGINEERING WORKS, BEECHCROFT ROAD, WOODVILLE ROAD, E1818 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

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Key facts for E18 1QQ

Full postcodeE18 1QQ
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.588309
Longitude0.028838
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
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