Wanstead Village · Redbridge · Leyton and Wanstead constituency · 51.58441, 0.01637

E18 2DB— Wanstead Village, Redbridge

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

The family fortress

 

Schools 100%Safety 84/100Transport 44/100Yield 3.79%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
84
Schools
60
Transport
44
Environment
93
Investment
55

The bottom line

E18 2DB 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 2DB

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 2DB

🛡️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 2DB 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 · 7 min walk

KS2: 108.1

—

Secondary

Leytonstone School

Not yet inspected · 15 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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.7km

Crime is 35% below London average

Property

Prices, sales volume and market trends

Avg floor area61.4 m²

EPC breakdown

C
14%
D
11%
E
3%

Based on 28 properties · Confidence: medium

Street mix

Terraced 3%Flat 97%

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£153,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1998–2023 · CAGR

+7.5%

Total change

+507%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.1%

per year

Acceleration

-38.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 32 sales

Property Type Mix

Total: 32 sales

Terraced3.1%
Flat/maisonette96.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£58k£84k+43.7%1.7
Post-dot-com plateau2001–2004£131k£155k+18.4%2.2
Pre-crash peak2006–2006£173k£173k+0%3
GFC & correction2009–2012£212k£185k-12.7%1.3
Help-to-Buy recovery2013–2016£214k£342k+60.2%1.7
Pandemic surge2020–2021£310k£285k-8.1%2
Rate-rise correction2022–2023£378k£355k-6.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
7.9%
District
7.6%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

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
6.5 min walk
Wood Street

Nearby stations

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

18

Walkability score

76

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

11

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)18
Nearest car park305m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Snaresbrook Road Car Park18 spaces
305m

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: 9.5 km away✗ Not Green Belt✗ Not AONB89% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.6 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

11 min walk

79%

Recommend GP

79%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 881 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Toby Carvery (336 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)

971m

Post office

Nearby shops

Vimal Conveience Store693 m
Daygustation Wines731 m
Woodford Food & Wine1.1 km

Nearby cafes

Tea Room452 m
The Wagon Wanstead700 m
Bare Brew712 m
Rising Son Cafe770 m

Nearby restaurants

Tiffin Tin447 m
Loon Yee459 m
Provender746 m
Oriental Chef773 m

Nearby pubs

Toby Carvery336 m
The Cuckfield821 m

Nearby gyms

Sylvestrian Leisure Centre569 m
Target Fit737 m

Nearby health

Wanstead Place884 m
Food hygiene (5-star)77% of 13

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

1PLANET LONDON LTD
P&G DESIGN LTD
SIMABUILD LTD
TLC COMPLETE SOLUTIONS LTD

Investment

Investment grade, yield and market outlook

55

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

26.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,538m
Crossrail 2 route5,266m

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)
14
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
15
Local approval rate
64%
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)
9
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
39-41, 39-41, WOODFORD ROAD, E18 2EF10 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 2DB

Full postcodeE18 2DB
Postcode districtE18
BoroughLondon Borough of Redbridge
WardWanstead Village
Latitude51.584405
Longitude0.016366
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