South Woodford · Redbridge · Leyton and Wanstead constituency · 51.59280, 0.02394

E18 2AB— South Woodford, Redbridge

Location and area intelligence for E18 2AB, South Woodford, Redbridge

The practical family move

 

Schools 100%Safety 77/100Transport 47/100Yield 3.91%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
67
Safety
77
Schools
100
Transport
47
Environment
68
Investment
45

The bottom line

E18 2AB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £430,000 median — a strong choice for Families.

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Location

E18 2AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-17.3% vs London avg
vs London income+23.1% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for E18 2AB

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

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Postcode Personality

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“The practical family move”

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How E18 2AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Churchfields Infants' School

Outstanding · Inspected Jul 2024 · 7 min walk

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 14 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 · 47 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.1 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

+35% vs borough

Crime by type

Other26%
Anti-social behaviour22%
Violence & sexual offences15%
Vehicle crime14%
Burglary9%
Drug offences6%
Theft5%
Robbery5%

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: LFB Woodford · 1.9km

Crime is +32% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£430,000

Median sale price

17% below London median

£430,000 is 17% below the London median (£520,000)

-48.7%

This year

Flat

Dominant type

Price history

5-year change
-12.7%
Sales (24 months)5
New build0.0%
Avg semi-detached£1,222,500
Avg flat£405,000
Price per m²£3,941/m²
Price per ft²£366/ft²
Avg floor area104.3 m²

EPC breakdown

B
6%
C
17%
D
8%
E
3%
F
1%

Based on 35 properties · Confidence: high

Street mix

Semi 33%Detached 15%Flat 48%Other 4%

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£9,000
First-time buyerFTB
£250
Additional propertyBTL/2nd
£21,900

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

8.3×

Price-to-income

£2,151/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£260,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+4.5%

Total change

+286%

Market Activity

Price Velocity & Acceleration

Current Velocity

-66.1%

per year

Acceleration

-287.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 46 sales

Property Type Mix

Total: 46 sales

Detached15.2%
Semi-detached34.8%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£101k£259k+156.4%1.2
Post-dot-com plateau2001–2004£290k£250k-13.8%1
Pre-crash peak2005–2007£386k£166k-57.1%1.7
GFC & correction2008–2008£700k£700k+0%1
Help-to-Buy recovery2013–2016£637k£1.02m+61%1.3
Brexit uncertainty2017–2018£395k£1.00m+153.2%4.5
Pandemic surge2020–2021£320k£493k+53.9%4.5
Rate-rise correction2022–2023£260k£325k+25%1
Current market2024–2026£358k£390k+9.1%2.3

Price Trajectory by Type

Semi-detachedFlat/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
5.7%
District
4.4%
Flat/maisonette+0.1% α
Local
-0.1%
District
-0.2%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing9
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
South Woodford Underground StationCentral line
3.1 min walk
Wood Street

Nearby stations

South Woodford Underground StationCentral
3 min walk
Snaresbrook Underground StationCentral
17 min walk
Woodford Underground StationCentral
21 min walk
Wanstead Underground StationCentral
24 min walk
Wood Street Rail StationWeaver
24 min walk
No bus stops within 400m

64

Walkability score

166

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)

12

EV chargers (800m)

Nearest car park80m
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.5 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 34%
Less green space than 77% of London

Nearest SSSI: Chingford Reservoirs 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

0 min walk

96%

Recommend GP

96%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

29

Restaurants (800m)

14

Cafes (800m)

4

Pubs (400m)

5

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

4

Convenience

Nearest supermarketInternational Supermarket · 111 m
1 tennis courts9 swimming pools

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

179m

Post office

Nearby shops

Woodford Food & Wine97 m
SDA Stores151 m
McColl's211 m
William Webb News226 m

Nearby cafes

Soul Stop Cafe117 m
Costa121 m
Little Woodford Cafe157 m
mooboo164 m

Nearby restaurants

Parlay E18100 m
KFC117 m
Cookies & Cream118 m
George's Fish & Souvlaki Bar127 m

Nearby pubs

Slug and Lettuce184 m
Lizard Lounge192 m
Red Mantra211 m
The George233 m

Nearby pharmacies

Ocean Pharmacy119 m
Boots132 m
Daniel's Pharmacy147 m
Allens Pharmacy246 m

Nearby health

Bupa Dental Care49 m
Glebelands Practice98 m
London Circumcision Centre112 m
Numi Scan East London114 m
Food hygiene (5-star)63% of 110

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

BKA & VKG INVESTMENTS LIMITED
LQD PROPERTIES GROUP LTD
THE SACKWILD LIMITED PARTNERSHIP
WEST ONE PROPERTY SERVICES LIMITED

Investment

Investment grade, yield and market outlook

45

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

63.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,609m
Crossrail 2 route5,799m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,056 nationally

1,719

Est. population

11,225/km²

67%

Employed

57%

Degree educated

£51,700

Median income

3.7%

Claimant rate

Inner cityHigh densityYoung professionals

38

Community stability

Age profile

17%
23%
27%
16%
16%
Under 1817%
18–3424%
35–4927%
50–6416%
65+17%

Tenure

27%
25%
43%
Own outright27%
Own (mortgage)25%
Private rent43%
Social rent4%
Shared ownership1%
Rent free0%

Ethnicity

51%
18%
19%
White British51%
White Other18%
Asian19%
Black4%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine9%
No car household35%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent43%
Social rent4%

vs. London

Income vs London+23.1%
Price vs London-17.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
23
Local approval rate
56%
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)
65
Largest scheme
482 homes · 98-106, 98-106, High Road, South Woodford, E18 2QS
Pipeline pressure
NONE

Named schemes (500m)

98-106, 98-106, High Road, South Woodford, E18 2QS482 homes
completed
89-111, 89-111, HIGH ROAD, SOUTH WOODFORD, E18 2QP160 homes
completed
Platinum House, 42, High Road, South Woodford, E18 2RG33 homes
completed
61, 61, Cleveland Road, South Woodford, E18 2AE15 homes
completed
K G M House, 14, K G M House, 14, Eastwood Close, E18 1RZ15 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 (£430,000)

£9,000

Standard buyer

£250

First-time buyer

Save £8,750

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 2AB

Full postcodeE18 2AB
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.592800
Longitude0.023942
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