South Woodford · Redbridge · Leyton and Wanstead constituency · 51.59111, 0.02156

E18 2BJ— South Woodford, Redbridge

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

Strong, well-rated schools nearby

 

Top 10% LondonSchools 100%Safety 84/100Transport 41/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
73
Safety
84
Schools
100
Transport
41
Environment
69
Investment
46

The bottom line

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

Less suited to Car-free commuters.

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Location

E18 2BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.5% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for E18 2BJ

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How E18 2BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Snaresbrook Primary School

Not yet inspected · 8 min walk

KS2: 108.1

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 17 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 · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.0 incidents per 1,000 residents

Better than 67% of London
→ Stable

-31% vs borough

Crime by type

Anti-social behaviour26%
Other23%
Violence & sexual offences22%
Vehicle crime19%
Drug offences5%
Burglary3%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 2.1km

Crime is 32% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£4,766/m²
Price per ft²£443/ft²
Avg floor area134.2 m²

EPC breakdown

C
9%
D
2%
E
2%
F
2%

Based on 15 properties · Confidence: medium

Street mix

Terraced 29%Detached 23%Flat 45%Other 3%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£335,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,458
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.3%

Total change

+558%

Market Activity

Price Velocity & Acceleration

Current Velocity

-44.9%

per year

Acceleration

-158.37

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 30 sales

Property Type Mix

Total: 30 sales

Detached23.3%
Terraced30%
Flat/maisonette46.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£93k£235k+152.7%2.2
Post-dot-com plateau2002–2002£325k£325k+0%1
Pre-crash peak2005–2007£394k£325k-17.5%1
GFC & correction2008–2012£367k£359k-2.3%1.7
Help-to-Buy recovery2014–2016£500k£503k+0.6%1
Brexit uncertainty2018–2018£1.04m£1.04m+0%2
Pandemic surge2020–2021£540k£520k-3.7%1
Current market2025–2026£1.11m£612k-44.9%2

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing6
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
4.9 min walk
Wood Street

Nearby stations

South Woodford Underground StationCentral
5 min walk
Snaresbrook Underground StationCentral
15 min walk
Wood Street Rail StationWeaver
22 min walk
Wood StreetNational Rail
22 min walk
Wanstead Underground StationCentral
23 min walk
No bus stops within 400m

49

Walkability score

95

Footpaths (500m)

0

Santander docks (800m)

3.8 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

13

Car parks (800m)

12

EV chargers (800m)

Nearest car park294m
Santander docks (800m)0
Nearest cycle dock3.8 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: 10.3 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Chingford Reservoirs SSSI — 6.2 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

3 min walk

96%

Recommend GP

96%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 970 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

28

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Red Mantra (404 m)

Nearest supermarketInternational Supermarket · 360 m
9 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)

384m

Post office

Nearby shops

Woodford Food & Wine238 m
SDA Stores375 m
William Webb News377 m
McColl's391 m

Nearby cafes

Costa359 m
Little Woodford Cafe364 m
Posh Nosh Cafe364 m
Soul Stop Cafe367 m

Nearby restaurants

Parlay E18243 m
BGR London345 m
Chicken Cottage357 m
KFC360 m

Nearby pubs

Red Mantra404 m
Slug and Lettuce409 m
The George409 m
Lizard Lounge414 m

Nearby pharmacies

Ocean Pharmacy275 m
Boots375 m
Daniel's Pharmacy376 m
Allens Pharmacy447 m

Nearby health

Bupa Dental Care255 m
Numi Scan East London269 m
Glebelands Practice304 m
London Circumcision Centre358 m
Food hygiene (5-star)59% of 91

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

BELLGARTH CARE HOMES LIMITED
BELMAR CARE HOMES LIMITED
KANEHITLU'S CONSULTANCY LTD
MILLREED LODGE CARE LIMITED
SAGE CARE HOMES (HAZELDENE) LIMITED

+7 more

Investment

Investment grade, yield and market outlook

46

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

64.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,365m
Crossrail 2 route5,620m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,018 nationally

1,658

Est. population

5,038/km²

58%

Employed

55%

Degree educated

£44,300

Median income

3.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

48

Community stability

Age profile

22%
18%
24%
18%
19%
Under 1822%
18–3418%
35–4924%
50–6418%
65+19%

Tenure

36%
31%
29%
Own outright36%
Own (mortgage)31%
Private rent29%
Social rent3%
Shared ownership1%

Ethnicity

40%
16%
31%
White British40%
White Other16%
Asian31%
Black4%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine10%
No car household25%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent29%
Social rent3%

vs. London

Income vs London+5.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
19
Local approval rate
67%
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)
64
Largest scheme
482 homes · 98-106, 98-106, High Road, South Woodford, E18 2QS
Pipeline pressure
NONE

Named schemes (500m)

89-111, 89-111, HIGH ROAD, SOUTH WOODFORD, E18 2QP160 homes
completed
Platinum House, 42, High Road, South Woodford, E18 2RG33 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

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 2BJ

Full postcodeE18 2BJ
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.591114
Longitude0.021557
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