Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.58470, 0.01489

E18 2BU— Wanstead Village, Redbridge

Location and area intelligence for E18 2BU, Wanstead Village, Redbridge

The family fortress

 

Schools 100%Safety 84/100Transport 43/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
61
Safety
84
Schools
60
Transport
43
Environment
93
Investment
44

The bottom line

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

Less suited to Car-free commuters.

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Location

E18 2BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.5% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for E18 2BU

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E18 2BU 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 · 8 min walk

KS2: 108.1

—

Secondary

Leytonstone School

Not yet inspected · 14 min walk

P8: -0.14A8: 51.3

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.1 incidents per 1,000 residents

Better than 69% of London
→ Stable

-34% vs borough

Crime by type

Anti-social behaviour25%
Violence & sexual offences23%
Other18%
Vehicle crime15%
Burglary8%
Drug offences7%
Theft3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.7km

Crime is 35% below 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£6,378/m²
Price per ft²£593/ft²
Avg floor area67.7 m²

EPC breakdown

B
1%
C
14%
D
37%
E
5%

Based on 57 properties · Confidence: high

Street mix

Terraced 10%Flat 91%

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£169,250
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+8.1%

Total change

+713%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.1%

per year

Acceleration

+57.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 41 sales

Property Type Mix

Total: 41 sales

Terraced9.8%
Flat/maisonette90.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£54k£88k+64.5%1.3
Post-dot-com plateau2001–2004£108k£160k+47.5%2.8
Pre-crash peak2005–2007£170k£200k+17.6%1
GFC & correction2008–2011£200k£214k+7%1.2
Help-to-Buy recovery2013–2016£255k£357k+40%1.8
Brexit uncertainty2017–2017£410k£410k+0%1
Pandemic surge2020–2021£388k£360k-7.2%2
Rate-rise correction2022–2023£377k£311k-17.5%2
Current market2025–2025£435k£435k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
6%
District
5.2%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Snaresbrook Underground StationCentral line
7.6 min walk
Wood Street

Nearby stations

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

15

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

3.2 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria53 min ↑
Waterloo52 min ↑
Canary Wharf40 min ↓
City ★38 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

10

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)18
Nearest car park240m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Snaresbrook Road Car Park18 spaces
240m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 Mbps
Median download447 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: 9.4 km away✗ Not Green Belt✗ Not AONB90% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.5 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

WANSTEAD PLACE SURGERY

45 WANSTEAD PLACE, WANSTEAD, E11 2SW

12 min walk

79%

Recommend GP

79%

Overall GP experience

1

GPs within 1km

Dentists within 1km

Nearest hospital · 986 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Toby Carvery (443 m)

Nearest supermarketInternational Supermarket · 1.2 km
3 tennis courts7 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)

1.1km

Post office

Nearby shops

Vimal Conveience Store794 m
Daygustation Wines829 m

Nearby cafes

Tea Room550 m
Rising Son Cafe663 m
The Wagon Wanstead798 m
Bare Brew810 m

Nearby restaurants

Tiffin Tin545 m
Loon Yee557 m
My Shish675 m
Provender844 m

Nearby pubs

Toby Carvery443 m

Nearby gyms

Sylvestrian Leisure Centre462 m
Target Fit836 m
Food hygiene (5-star)100% of 4

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

ELIZABETHKITTOCONSULTANCY LIMITED

Investment

Investment grade, yield and market outlook

44

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

41.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,517m
Crossrail 2 route5,162m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,837 nationally

1,735

Est. population

5,193/km²

58%

Employed

47%

Degree educated

£44,300

Median income

6.6%

Claimant rate

Inner cityMedium densityMixed

39

Community stability

Age profile

16%
19%
25%
17%
23%
Under 1816%
18–3419%
35–4925%
50–6417%
65+23%

Tenure

17%
18%
29%
36%
Own outright17%
Own (mortgage)18%
Private rent29%
Social rent36%
Shared ownership0%
Rent free0%

Ethnicity

48%
19%
15%
White British48%
White Other19%
Asian15%
Black8%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine18%
No car household49%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Social rent36%
Private rent29%

vs. London

Income vs London+5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
12
Local approval rate
70%
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)
0
Largest scheme
48 homes · EAGLE LODGE, 37, EAGLE LODGE, 37, SNARESBROOK ROAD, E11
Pipeline pressure
NONE

Named schemes (500m)

EAGLE LODGE, 37, EAGLE LODGE, 37, SNARESBROOK ROAD, E1148 homes
completed
SNARESBROOK HOUSE, SNARESBROOK HOUSE, WOODFORD ROAD, E18 2UH21 homes
completed
The Haven, The Haven, Hermitage Walk, South Woodford, E18 2BN3 homes
completed
65, 65, Malford Grove, South Woodford, E18 2DY1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.5%
Ward turnout
43%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Jo BlackmanLabour
Paul DonovanLabour
Daniel Huw Morgan-ThomasLabour

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Key facts for E18 2BU

Full postcodeE18 2BU
Postcode districtE18
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.584700
Longitude0.014892
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