South Woodford · Redbridge · Leyton and Wanstead constituency · 51.59102, 0.01991

E18 2DH— South Woodford, Redbridge

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

Strong, well-rated schools nearby

 

Top 13% LondonSchools 100%Safety 84/100Transport 39/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
72
Safety
84
Schools
90
Transport
39
Environment
70
Investment
42

The bottom line

E18 2DH 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 2DH

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 2DH

🛡️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 2DH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Snaresbrook Primary School

Not yet inspected · 8 min walk

KS2: 108.1

★★

Secondary

Woodford County High School

Good · Inspected Nov 2022 · 23 min walk

P8: +0.79A8: 78.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 44 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

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 2 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)2
New build0.0%
Price per m²£8,651/m²
Price per ft²£804/ft²
Avg floor area158.5 m²

EPC breakdown

C
1%
D
6%
E
3%

Based on 10 properties · Confidence: medium

Street mix

Semi 85%Detached 15%

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£396,250
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)
RoofPitched, 100 mm loft insulation
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

1997–2025 · CAGR

+6.8%

Total change

+528%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.3%

per year

Acceleration

-38.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 13 sales

Property Type Mix

Total: 13 sales

Detached15.4%
Semi-detached84.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£185k£235k+27%1.5
Post-dot-com plateau2004–2004£451k£451k+0%1
Help-to-Buy recovery2013–2016£710k£950k+33.8%1
Pandemic surge2021–2021£900k£900k+0%1
Rate-rise correction2022–2022£1.09m£1.09m+0%1
Current market2024–2025£1.35m£1.16m-14.3%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

76out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position75

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
6.2 min walk
Wood Street

Nearby stations

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

41

Walkability score

55

Footpaths (500m)

0

Santander docks (800m)

3.7 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

10

Car parks (800m)

10

EV chargers (800m)

Nearest car park368m
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 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: 10.2 km away✗ Not Green Belt✗ Not AONB11% 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

4 min walk

96%

Recommend GP

96%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

21

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The George (454 m)

Nearest supermarketInternational Supermarket · 454 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)

493m

Post office

Nearby shops

Woodford Food & Wine303 m
William Webb News415 m
SDA Stores480 m
McColl's503 m

Nearby cafes

Soul Stop Cafe458 m
Costa460 m
Little Woodford Cafe472 m
Cafe on the Lane476 m

Nearby restaurants

Parlay E18308 m
BGR London386 m
Chicken Cottage397 m
Lakehouse Hungarian420 m

Nearby pubs

The George454 m
Slug and Lettuce478 m
Lizard Lounge481 m
Red Mantra515 m

Nearby pharmacies

Ocean Pharmacy335 m
Boots456 m
Daniel's Pharmacy480 m
Allens Pharmacy501 m

Nearby health

Numi Scan East London330 m
Bupa Dental Care358 m
Glebelands Practice410 m
London Circumcision Centre454 m
Food hygiene (5-star)59% of 73

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

E

High street health

Registered businesses

SIDEFELLOW LTD

Investment

Investment grade, yield and market outlook

42

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 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

60.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,300m
Crossrail 2 route5,505m

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
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
17
Local approval rate
57%
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
160 homes · 89-111, 89-111, HIGH ROAD, SOUTH WOODFORD, E18 2QP
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
57-59, 57-59, WOODFORD ROAD, E18 2EF11 homes
completed
Gordon House, 31, Gordon House, 31, Woodford Road, South Woodford, E18 2EF10 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 2DH

Full postcodeE18 2DH
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.591017
Longitude0.019907
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