South Woodford · Redbridge · Leyton and Wanstead constituency · 51.58871, 0.01888

E18 2DY— South Woodford, Redbridge

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

The family fortress

 

Schools 100%Safety 84/100Transport 35/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
66
Safety
84
Schools
60
Transport
35
Environment
82
Investment
43

The bottom line

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

Less suited to Car-free commuters.

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Location

E18 2DY

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 2DY

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

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“The family fortress”

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How E18 2DY 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 · 6 min walk

KS2: 108.1

—

Secondary

Leytonstone School

Not yet inspected · 21 min walk

P8: -0.14A8: 51.3

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 41 min walk

2 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)

2

Incidents (5yr)

Nearest station: LFB Woodford · 2.3km

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£6,939/m²
Price per ft²£645/ft²
Avg floor area240.7 m²

EPC breakdown

A
1%
B
2%
C
5%
D
8%
E
7%
F
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 73%Terraced 7%Detached 20%

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£601,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

1995–2026 · CAGR

+10.2%

Total change

+1934%

Market Activity

Price Velocity & Acceleration

Current Velocity

+97.0%

per year

Acceleration

+92.32

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £600k–£700k · 45 sales

Property Type Mix

Total: 45 sales

Detached20%
Semi-detached73.3%
Terraced6.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£162k£362k+123.1%2.7
Post-dot-com plateau2001–2004£590k£500k-15.3%2
Pre-crash peak2005–2007£631k£850k+34.7%1.3
GFC & correction2009–2012£825k£745k-9.7%1
Help-to-Buy recovery2015–2016£988k£1.09m+10.1%3
Pandemic surge2021–2021£1.27m£1.27m+0%3
Rate-rise correction2023–2023£1.94m£1.94m+0%1
Current market2024–2026£1.60m£3.30m+106.2%1.3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.6% alpha

Semi-detached+0.6% α
Local
8.2%
District
7.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

South Woodford Underground StationCentral
9 min walk
Snaresbrook Underground StationCentral
11 min walk
Wood Street Rail StationWeaver
19 min walk
Wood StreetNational Rail
19 min walk
Wanstead Underground StationCentral
20 min walk
No bus stops within 400m

18

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

3.5 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)

6

EV chargers (800m)

Total spaces (800m)18
Nearest car park618m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Snaresbrook Road Car Park18 spaces
760m

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed479 Mbps
Median download442 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: 9.9 km away✗ Not Green Belt✗ Not AONB53% green spaceTree canopy: 70%
More green space than 97% of London

Nearest SSSI: Chingford Reservoirs SSSI — 6.4 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

7 min walk

96%

Recommend GP

96%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 894 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 11.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Toby Carvery (622 m)

Nearest supermarketInternational Supermarket · 683 m
2 tennis courts8 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)

688m

Post office

Nearby shops

Woodford Food & Wine558 m
Gaks Wines622 m
William Webb News681 m
McColl's682 m

Nearby cafes

Posh Nosh Cafe655 m
Little Woodford Cafe671 m
Costa678 m
Waribashi679 m

Nearby restaurants

Parlay E18564 m
Yummy Thai Kitchen629 m
Ark631 m
BGR London651 m

Nearby pubs

Toby Carvery622 m
Red Mantra700 m
The George718 m
Railway Bell729 m

Nearby gyms

Sylvestrian Leisure Centre750 m
Target Fit1.0 km

Nearby pharmacies

Ocean Pharmacy593 m
Daniel's Pharmacy690 m
Boots701 m
Allens Pharmacy763 m

Nearby health

Bupa Dental Care575 m
Numi Scan East London588 m
Glebelands Practice616 m
London Circumcision Centre680 m
Food hygiene (5-star)67% of 21

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

141 APARTMENTS LTD
ACADEMY DEVELOPMENTS LTD
ANZS LIMITED
APPLEBEE'S EVENTS LTD
APPLEBEE'S STREET FOOD LTD

+9 more

Investment

Investment grade, yield and market outlook

43

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months2

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

17/100

Velocity score

Future outlook

54.3

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,041m
Crossrail 2 route5,425m

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)
11
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
15
Local approval rate
61%
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)
54
Largest scheme
160 homes · 89-111, 89-111, HIGH ROAD, SOUTH WOODFORD, E18 2QP
Pipeline pressure
NONE

Named schemes (500m)

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
The Haven, The Haven, Hermitage Walk, South Woodford, E18 2BN3 homes
completed
1, 1, Meadow Walk, South Woodford, E18 2EN2 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 2DY

Full postcodeE18 2DY
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.588705
Longitude0.018880
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