South Woodford · Redbridge · Leyton and Wanstead constituency · 51.59188, 0.02542

E18 2AG— South Woodford, Redbridge

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

The practical family move

 

Top 13% LondonSchools 100%Safety 77/100Transport 49/100Yield 3.79%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
72
Safety
77
Schools
100
Transport
49
Environment
67
Investment
60

The bottom line

E18 2AG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E18 2AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+23.1% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for E18 2AG

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E18 2AG 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 · 5 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 · 46 min walk

6 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 2.0km

Crime is +32% above London average

Property

Prices, sales volume and market trends

Avg floor area29 m²

EPC breakdown

C
5%
D
13%
E
2%
F
2%

Based on 22 properties · Confidence: medium

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£72,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, limited insulation (assumed)
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

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
1.6 min walk
Wood Street

Nearby stations

South Woodford Underground StationCentral
2 min walk
Snaresbrook Underground StationCentral
16 min walk
Woodford Underground StationCentral
22 min walk
Wanstead Underground StationCentral
23 min walk
Wood Street Rail StationWeaver
25 min walk
No bus stops within 400m

61

Walkability score

140

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)

13

EV chargers (800m)

Nearest car park134m
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
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 AONB3% green spaceTree canopy: 70%
Less green space than 85% of London

Nearest SSSI: Chingford Reservoirs SSSI — 6.3 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

2 min walk

96%

Recommend GP

96%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 939 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

29

Restaurants (800m)

14

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

7

Convenience

Nearest supermarketInternational Supermarket · 172 m
1 tennis courts6 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)

115m

Post office

Nearby shops

McColl's110 m
SDA Stores128 m
Village Convenience Store172 m
Kistruck's190 m

Nearby cafes

Posh Nosh Cafe84 m
Little Woodford Cafe101 m
Waribashi113 m
Lily's Indulgence124 m

Nearby restaurants

Subway100 m
The Wood Oven113 m
Wood Oven Kitchen116 m
KFC151 m

Nearby pubs

Red Mantra126 m
Railway Bell177 m
Slug and Lettuce301 m
Lizard Lounge311 m

Nearby pharmacies

Daniel's Pharmacy133 m
Boots234 m
Ocean Pharmacy263 m
Allens Pharmacy373 m

Nearby health

Glebelands Practice73 m
Bupa Dental Care96 m
London Circumcision Centre159 m
ESS Clinic160 m
Food hygiene (5-star)61% of 114

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

60

Investment score

Good

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

56.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,570m
Crossrail 2 route5,892m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
20
Local approval rate
39%
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)
63
Largest scheme
482 homes · 98-106, 98-106, High Road, South Woodford, E18 2QS
Pipeline pressure
NONE

Named schemes (500m)

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
Land to rear of, Land to rear of, Pulteney Road, South Woodford, E18 1PU11 homes
completed
57-59, 57-59, WOODFORD ROAD, E18 2EF11 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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Compare Redbridge with nearby boroughs:

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Key facts for E18 2AG

Full postcodeE18 2AG
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.591884
Longitude0.025417
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