E18 2EF has a low crime rate (2.0 incidents per 1,000 residents). Crime levels are stable. It is in the Redbridge borough.

What are property prices in E18 2EF?

The median property price in E18 2EF is £515k. Prices changed -14.2% in the past year. For a detailed breakdown by property type and price history, see the property section on LondonIQ.

How good is transport in E18 2EF?

E18 2EF has a PTAL (Public Transport Accessibility Level) of 2, on a scale of 1a (lowest) to 6b (highest). The nearest tube station is South Woodford Underground Station, approximately 6.2 minutes away. There are 0 bus routes serving the area.

What are the schools like near E18 2EF?

The nearest primary school to E18 2EF is Snaresbrook Primary School rated Not yet inspected by Ofsted. The nearest secondary school is Woodbridge High School (Ofsted: Outstanding). LondonIQ shows Ofsted ratings and exam scores for all nearby schools.

What is the liveability score for E18 2EF?

E18 2EF has a liveability score of 78/100, placing it in the top 8% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

E18 2EF Postcode — Crime Rate, Schools & House Prices

Deep-dive guides for E18 2EF

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

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At a glance

📍E18 2EF is in South Woodford, Redbridge — exceptional school provision — 100% Good or Outstanding.
🏠Property prices average £515k (median). Crime is 97% below the London average.
👤Best for: Families, Owner-occupiers

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Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.

£515,000

Median sale price

-14.2%

This year

Flat

Dominant type

Price history

5-year change

+49.3%

Sales (24 months)1

New build0.0%

Avg flat£515,000

Price per m²£10,138/m²

Avg floor area50.8 m²

EPC breakdown

44%

23%

Based on 82 properties · Confidence: high

Street mix

Flat 96%Other 4%

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

Stamp duty

Standard buyer£13,250

First-time buyerFTB

£4,500

Additional propertyBTL/2nd

£28,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%

5-year fixed4.32%

SVR7.25%

Bank of England (monthly average)

Affordability

11.6×

Price-to-income

£2,576/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr

Heat pump suitableYes

EPC upgrade costMedium

Rebuild cost estimate£127,000

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, filled cavity

Heating fuelmains gas (community)

GlazingFully double glazed

Council tax band Band DAnnual charge £2,011

Price growth potentialLow

Stamp Duty & Affordability Calculator

Stamp duty on median price (£515,000)

£13,250

Standard buyer

£4,500

First-time buyer

Save £8,750

Affordability check — your annual salary

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Investment

Rental yield, rent and gentrification

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent£1,400

Gross yield3.26% (average)

Gentrification score25/100

Sales last 12 months0

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

4/100

Velocity score

Future outlook

Low

Price growth potential

Medium

Development pressure

Low

New supply risk

Safety

17 Apr

Crime rates and local incidents

LOW CRIME

2.0 incidents per 1,000 residents

→ Stable

-96% vs borough

Crime by type

Violence & sexual offences2

Other1

Anti-social behaviour0

Drug offences0

Theft0

Robbery0

Vehicle crime0

Burglary0

Road safety

100

Road safety score

Accidents (5yr)

Crime is 197% below London average

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

🚇

South Woodford Underground StationCentral line

6.2 min walk

🚂

Wood Street

Nearby stations

🚇

South Woodford Underground StationCentral

7 min walk

🚇

Snaresbrook Underground StationCentral

10 min walk

🚇

Wanstead Underground StationCentral

18 min walk

🚇

Wood Street Rail StationWeaver

22 min walk

🚂

Wood StreetNational Rail

22 min walk

🚌No bus stops within 400m

Walkability score

Footpaths (500m)

Santander docks (800m)

3.7 km

Nearest cycle dock

Central London commute times

52 min

London Bridge

63 min

Victoria

53 min

Waterloo

43 min

Canary Wharf

37 min

City ★

Source: TfL Journey Planner (sector-level)

Location

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 · 4 min walk

KS2: 108.1

★★★

Secondary

Woodbridge High School

Outstanding · 20 min walk

P8: +0.39A8: 54.8

100% of local schools rated Good or Outstanding

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 41 min walk

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

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW

Low

Surface waterNONE

No assessed surface water flood risk

Air qualityLOW

NO₂: 26.0 µg/m³ · PM2.5: 8.0 µg/m³

NoiseMEDIUM

road

Radon riskLOW

0.5% of local properties affected

ULEZ zone · £12.50/dayCCZ: 10.1 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%

Nearest SSSI: Chingford Reservoirs SSSI — 6.6 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

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

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

GPs within 1km

Dentists within 1km

Care homes (1km)

Nearest hospital · 669 m

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.1 km

A&E 4hr targetNHS target: 95%55.9%

Demographics

22 Apr

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Rank: 29,307 nationally

1,934

Est. population

7,442/km²

66%

Employed

58%

Degree educated

£44,300

Median income

2.4%

Claimant rate

SuburbanHigh densityEstablished mixed

Community stability

Age profile

Under 1822%

18–3419%

35–4928%

50–6418%

65+13%

Tenure

Own outright27%

Own (mortgage)33%

Private rent32%

Social rent7%

Shared ownership1%

Rent free0%

Ethnicity

White British57%

White Other14%

Asian13%

Black5%

Mixed10%

Other2%

Employment & lifestyle

Managerial / professional56%

Routine / semi-routine9%

No car household29%

Unemployed6%

No qualifications9%

Housing tenure (Census 2021)

Private rent 32%Social rent 7%

vs. London

Income vs London+5.5%

Price vs London-1.0%

Politics

Local councillors and MP

Ward majorityLabour

Ward majority vote17.1%

Ward turnout43%

Election year2022

MPMr Calvin Bailey (Labour)

MP majority13,964

ConstituencyLeyton and Wanstead

Councillors

Beverley Lisa BrewerLabour

Joe HehirLabour

Saiqa Qayum HussainLabour

Amenities

Shops, restaurants, parks and more

Parks (1km)

Restaurants (800m)

Cafes (800m)

Pubs (400m)

Pharmacies (800m)

Gyms (1km)

Sports (1km)

Convenience

Nearest supermarketInternational Supermarket · 618 m

7 swimming pools

Libraries (1km)

Cinemas (2km)

576m

Post office

Nearby shops

Gaks Wines367 m

Woodford News538 m

Kistruck's543 m

Village Convenience Store545 m

Nearby cafes

Posh Nosh Cafe528 m

Waribashi542 m

Creative Biscuit560 m

Casa Castelo562 m

Nearby restaurants

Yummy Thai Kitchen374 m

Ark379 m

Wing Sing543 m

Taxim544 m

Nearby pubs

Toby Carvery555 m

Railway Bell576 m

Red Mantra576 m

Slug and Lettuce711 m

Nearby gyms

Target Fit926 m

Nearby pharmacies

Ocean Pharmacy596 m

Daniel's Pharmacy597 m

Boots659 m

Allens Pharmacy763 m

Nearby health

Bupa Dental Care507 m

Glebelands Practice528 m

Numi Scan East London589 m

London Circumcision Centre609 m

Food hygiene (5-star)68% of 99

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Compare Redbridge with nearby boroughs:

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Frequently asked questions

Trusted official data sources

Office for

National Statistics

LONDONDATASTORE

Ofsted

HM LAND

REGISTRY

Environment

Agency

DATA.POLICE.UK

GOV.UK

Transport

for London

NHS

Digital

Companies

House

Royal

Mail

Food Standards

Agency

Ofcom

Met

Office

Ordnance

Survey

E18 2EF

At a glance

📍 Track E18 2EF

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Investment

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Environment

Health

Demographics

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Frequently asked questions

Trusted official data sources