South Woodford · Redbridge · Leyton and Wanstead constituency · 51.58721, 0.02307

E18 2EQ— South Woodford, Redbridge

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

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 38/100Low yield 3.36%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
69
Safety
86
Schools
100
Transport
38
Environment
70
Investment
42

The bottom line

E18 2EQ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £500,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

E18 2EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-3.8% vs London avg
vs London income+5.5% vs London avg
vs London crime-48.0% vs London avg

Deep-dive guides for E18 2EQ

🛡️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 2EQ has changed

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 · 2 min walk

KS2: 108.1

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 21 min walk

P8: +0.39A8: 54.8

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.6 incidents per 1,000 residents

Better than 76% of London
→ Stable

-47% vs borough

Crime by type

Other25%
Anti-social behaviour22%
Vehicle crime22%
Violence & sexual offences15%
Burglary8%
Drug offences5%
Robbery3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 2.5km

Crime is 48% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£500,000

Median sale price

4% below London median

£500,000 is 4% below the London median (£520,000)

+4.0%

This year

Flat

Dominant type

Price history

5-year change
0.0%
Sales (24 months)5
New build0.0%
Avg semi-detached£500,000
Avg flat£500,000
Price per m²£7,353/m²
Price per ft²£683/ft²
Avg floor area67.6 m²

EPC breakdown

C
10%
D
26%
E
1%

Based on 37 properties · Confidence: high

Street mix

Semi 9%Terraced 2%Flat 88%Other 2%

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£12,500
First-time buyerFTB
£3,750
Additional propertyBTL/2nd
£27,500

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

11.3×

Price-to-income

£2,501/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£169,000
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 DAnnual charge £2,011
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.3%

Total change

+720%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-0.58

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 56 sales

Property Type Mix

Total: 56 sales

Semi-detached8.9%
Terraced1.8%
Flat/maisonette89.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£61k£118k+93.4%2
Post-dot-com plateau2001–2004£135k£237k+75.6%2.3
Pre-crash peak2005–2007£153k£245k+60.1%2.3
GFC & correction2009–2012£250k£251k+0.2%2.5
Help-to-Buy recovery2013–2016£307k£377k+22.8%2
Brexit uncertainty2017–2018£440k£483k+9.8%1
Pandemic surge2020–2021£451k£500k+11%1
Rate-rise correction2023–2023£497k£497k+0%3
Current market2024–2025£500k£500k+0%2.5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Weakest performer

Semi-detached

+0.3% alpha

Flat/maisonette+0.9% α
Local
7.3%
District
6.4%
Semi-detached+0.3% α
Local
5.5%
District
5.2%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing4
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
6.9 min walk
Wood Street

Nearby stations

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

36

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

3.6 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria55 min ↑
Waterloo53 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

14

Car parks (800m)

11

EV chargers (800m)

Nearest car park355m
Santander docks (800m)0
Nearest cycle dock3.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

72%

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: 10.0 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Chingford Reservoirs SSSI — 6.7 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

8 min walk

96%

Recommend GP

96%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 565 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

19

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Toby Carvery (467 m)

Nearest supermarketInternational Supermarket · 707 m
5 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)

651m

Post office

Nearby shops

Gaks Wines311 m
Woodford News580 m
Kistruck's593 m
Village Convenience Store599 m

Nearby cafes

Casa Castelo597 m
Posh Nosh Cafe599 m
Creative Biscuit605 m
Waribashi609 m

Nearby restaurants

Yummy Thai Kitchen330 m
Ark345 m
Wing Sing595 m
Wing Ho596 m

Nearby pubs

Toby Carvery467 m
The Duke604 m
Railway Bell633 m
Red Mantra646 m

Nearby gyms

Target Fit819 m

Nearby pharmacies

Daniel's Pharmacy678 m
Ocean Pharmacy700 m
Boots753 m
Allens Pharmacy864 m

Nearby health

Bupa Dental Care598 m
Glebelands Practice612 m
Numi Scan East London693 m
London Circumcision Centre696 m
Food hygiene (5-star)70% of 89

Business

Local businesses registered here

Active businesses
3
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

E

High street health

Registered businesses

JUVENAL MAZE LTD
MOODY ENTERPRISES LIMITED
ZH MEDICS 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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score25/100
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

64.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,038m
Crossrail 2 route5,716m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,307 nationally

1,934

Est. population

7,442/km²

66%

Employed

58%

Degree educated

£44,300

Median income

2.5%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

22%
19%
28%
17%
13%
Under 1822%
18–3419%
35–4928%
50–6418%
65+13%

Tenure

27%
33%
32%
Own outright27%
Own (mortgage)33%
Private rent32%
Social rent7%
Shared ownership1%
Rent free0%

Ethnicity

57%
14%
13%
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 rent32%
Social rent7%

vs. London

Income vs London+5.5%
Price vs London-3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
22
Local approval rate
63%
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)
51
Largest scheme
142 homes · WANSTEAD HOSPITAL, WANSTEAD HOSPITAL, HERMON HILL, E11
Pipeline pressure
NONE

Named schemes (500m)

34, 34, SYLVAN ROAD, HERMON HILL (58, REAR OF), E1136 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
Land to rear of, Land to rear of, Pulteney Road, South Woodford, E18 1PU11 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£500,000)

£12,500

Standard buyer

£3,750

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.

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Key facts for E18 2EQ

Full postcodeE18 2EQ
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.587212
Longitude0.023073
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