Deep-dive guides for E18 2AE
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At a glance
- 📍E18 2AE is in South Woodford, Redbridge — exceptional school provision — 100% Good or Outstanding.
- 🏠Property prices average £780k (median).
- 👤Best for: Families, Young professionals
Property
1 MayPrices, sales volume and market trends
Low transaction volume — only 3 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.
£780,000
Median sale price
This year
Flat
Dominant type
Price history
EPC breakdown
Based on 60 properties · Confidence: high
Street mix
LHA rates — Outer North East London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Market momentum
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Stamp Duty & Affordability Calculator
Stamp duty on median price (£780,000)
£26,500
Standard buyer
£26,500
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.
Investment
Rental yield, rent and gentrification
37
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Low gross yield (2.15%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
Price growth potential
Development pressure
New supply risk
Safety
Crime rates and local incidents
Crime data not available for this postcode.
Transport
1 MayPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
76
Walkability score
111
Footpaths (500m)
0
Santander docks (800m)
3.9 km
Nearest cycle dock
Central London commute times
52 min
London Bridge
63 min
Victoria
53 min
Waterloo
43 min
Canary Wharf
37 min
City ★
Source: TfL Journey Planner (sector-level)
Location
Schools
18 AprNearest schools and Ofsted ratings
100
Education score
Primary
Snaresbrook Primary School
Not yet inspected · 7 min walk
KS2: 108.1
Secondary
Woodbridge High School
Outstanding · 16 min walk
100% of local schools rated Good or Outstanding
Childcare
Childcare
Acacia Nursery
Outstanding · 45 min walk
6 primaries · 0 secondaries · 0 childcare — within 1km
Environment
22 AprFlood risk, air quality and noise
Nearest SSSI: Chingford Reservoirs SSSI — 6.4 km
Energy
Ground stability
Geology: CLAY, SILT AND SAND
Subsidence risk: Medium
Shrink-swell: Medium
Running sand risk: Low
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Health
GP, dental and hospital access
GLEBELANDS PRACTICE
2 GLEBELANDS AVENUE, SOUTH WOODFORD, E18 2AB
3 min walk
96%
Recommend GP
96%
Overall GP experience
6
GPs within 1km
4
Dentists within 1km
5
Care homes (1km)
Demographics
22 AprPopulation, deprivation and income
Decile 8/10
Less deprived than average
Index of Multiple Deprivation
Rank: 24,056 nationally
1,719
Est. population
11,225/km²
67%
Employed
57%
Degree educated
£51,700
Median income
2.9%
Claimant rate
38
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Politics
Local councillors and MP
Councillors
Amenities
Shops, restaurants, parks and more
44
Parks (1km)
29
Restaurants (800m)
14
Cafes (800m)
2
Pubs (400m)
4
Pharmacies (800m)
6
Gyms (1km)
7
Sports (1km)
6
Convenience
0
Libraries (1km)
0
Cinemas (2km)
253m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
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