South Woodford · Redbridge · Leyton and Wanstead constituency · 51.58706, 0.02470

E18 2AR— South Woodford, Redbridge

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 43/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
77
Schools
60
Transport
43
Environment
68
Investment
50

The bottom line

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

Less suited to Car-free commuters.

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Location

E18 2AR

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 2AR

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

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“The practical family move”

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How E18 2AR 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 · 2 min walk

KS2: 108.1

—

Secondary

Wanstead High School

Not yet inspected · 19 min walk

P8: +0.29A8: 55.5

100% of local schools rated Good or Outstanding · based on 9 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

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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 2.5km

Crime is +32% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,176/m²
Price per ft²£574/ft²
Avg floor area113.9 m²

EPC breakdown

C
10%
D
6%
E
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 43%Terraced 35%Detached 23%

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£284,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (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

Price Trajectory

1995–2025 · CAGR

+5.8%

Total change

+444%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.6%

per year

Acceleration

-7.78

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £100k–£125k · 40 sales

Property Type Mix

Total: 40 sales

Detached22.5%
Semi-detached42.5%
Terraced35%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£125k£167k+33.6%3
Post-dot-com plateau2001–2004£235k£309k+31.8%1.8
Pre-crash peak2006–2007£295k£475k+61%2
GFC & correction2009–2012£330k£474k+43.6%1
Help-to-Buy recovery2013–2016£429k£600k+39.9%1
Brexit uncertainty2018–2019£662k£615k-7.1%1.5
Rate-rise correction2023–2023£719k£719k+0%1
Current market2024–2025£728k£680k-6.6%2.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-1% alpha

Weakest performer

Semi-detached

-1.2% alpha

Terraced-1% α
Local
6.2%
District
7.2%
Semi-detached-1.2% α
Local
12.4%
District
13.6%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

49out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing5
Trend Position75

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
6.6 min walk
Wood Street

Nearby stations

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

41

Walkability score

50

Footpaths (500m)

0

Santander docks (800m)

3.7 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

15

Car parks (800m)

10

EV chargers (800m)

Nearest car park256m
Santander docks (800m)0
Nearest cycle dock3.7 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 waterLOW
Low
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: 10.1 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 82% of London

Nearest SSSI: Chingford Reservoirs SSSI — 6.7 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

5

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 475 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

19

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Toby Carvery (500 m)

Nearest supermarketCo-op Food · 550 m
5 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)

636m

Post office

Nearby shops

Gaks Wines200 m
Woodford News530 m
Kistruck's550 m
Village Convenience Store560 m

Nearby cafes

Casa Castelo539 m
Creative Biscuit557 m
Home Organic Bakery570 m
Posh Nosh Cafe580 m

Nearby restaurants

Yummy Thai Kitchen223 m
Ark243 m
Wing Ho538 m
Wing Sing554 m

Nearby pubs

Toby Carvery500 m
The Duke536 m
Railway Bell596 m
Red Mantra625 m

Nearby gyms

Target Fit799 m

Nearby pharmacies

Daniel's Pharmacy669 m
Ocean Pharmacy730 m
Boots763 m
Allens Pharmacy886 m

Nearby health

Bupa Dental Care607 m
Glebelands Practice611 m
London Circumcision Centre697 m
ESS Clinic698 m
Food hygiene (5-star)67% of 92

Business

Local businesses registered here

Active businesses
10
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

AT HOME PROPERTIES SERVICES LIMITED
FUTURE 4 R LTD
GRADEMEGA LIMITED
HALL HINDSON LTD
POLI AG LTD

+5 more

Investment

Investment grade, yield and market outlook

50

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

64.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,079m
Crossrail 2 route5,829m

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)
11
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
27
Local approval rate
68%
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)
58
Largest scheme
142 homes · WANSTEAD HOSPITAL, WANSTEAD HOSPITAL, HERMON HILL, E11
Pipeline pressure
NONE

Named schemes (500m)

34, 34, SYLVAN ROAD, HERMON HILL (58, REAR OF), E1136 homes
completed
COPSFIELD COURT, 27-29, COPSFIELD COURT, 27-29, WOODFORD ROAD, E1831 homes
completed
61, 61, Cleveland Road, South Woodford, E18 2AE15 homes
completed
57-59, 57-59, WOODFORD ROAD, E18 2EF11 homes
completed
Land to rear of, Land to rear of, Pulteney Road, South Woodford, E18 1PU11 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 2AR

Full postcodeE18 2AR
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.587058
Longitude0.024697
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