South Woodford · Redbridge · Leyton and Wanstead constituency · 51.59206, 0.01471

E18 2HH— South Woodford, Redbridge

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

The family fortress

 

Schools 100%Safety 88/100Transport 31/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
65
Safety
88
Schools
90
Transport
31
Environment
79
Investment
35

The bottom line

E18 2HH 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 2HH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.5% vs London avg
vs London crime-65.0% vs London avg

Deep-dive guides for E18 2HH

🛡️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 2HH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Churchfields Junior School

Not yet inspected · Inspected Oct 2024 · 11 min walk

KS2: 108.8

★★

Secondary

Woodford County High School

Good · Inspected Nov 2022 · 21 min walk

P8: +0.79A8: 78.3

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

23.0 incidents per 1,000 residents

Better than 84% of London
→ Stable

-64% vs borough

Crime by type

Vehicle crime33%
Burglary22%
Violence & sexual offences19%
Other8%
Robbery8%
Anti-social behaviour3%
Drug offences3%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 2.0km

Crime is 65% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£8,382/m²
Price per ft²£779/ft²
Avg floor area159.8 m²

EPC breakdown

C
3%
D
6%
E
3%
F
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 64%Terraced 36%

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£399,500
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,905
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+8.3%

Total change

+829%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.1%

per year

Acceleration

-61.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached63.6%
Terraced36.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£140k£295k+110.7%2.3
Post-dot-com plateau2001–2001£280k£280k+0%1
Pre-crash peak2005–2006£503k£520k+3.5%2.5
GFC & correction2009–2012£430k£601k+39.8%1
Help-to-Buy recovery2014–2014£750k£750k+0%2
Brexit uncertainty2018–2019£938k£915k-2.4%1
Pandemic surge2021–2021£905k£905k+0%1
Rate-rise correction2022–2022£1.40m£1.40m+0%1
Current market2024–2024£1.30m£1.30m+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.4% alpha

Semi-detached-0.4% α
Local
9.8%
District
10.2%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
South Woodford Underground StationCentral line
10.5 min walk
Wood Street

Nearby stations

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

13

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

3.6 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria60 min ↑
Waterloo58 min ↑
Canary Wharf48 min ↑
City ★45 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

6

Car parks (800m)

4

EV chargers (800m)

Nearest car park628m
Santander docks (800m)0
Nearest cycle dock3.6 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: 23.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 86% 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 AONB68% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 5.9 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

THE ELMHURST PRACTICE

114 HIGH ROAD, SOUTH WOODFORD, E18 2QS

10 min walk

76%

Recommend GP

76%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

Nearest hospital · 1.4 km
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

51

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The George (624 m)

No restaurants within 800m — nearest: Parlay E18 (564 m)

Nearest supermarketInternational Supermarket · 742 m
3 tennis courts9 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)

821m

Post office

Nearby shops

Woodford Food & Wine563 m
William Webb News580 m
Woody Food & Wine681 m
Belgique Patisserie981 m

Nearby cafes

The Canteen Cafe664 m
Cafe on the Lane703 m
HDO729 m
Soul Stop Cafe737 m

Nearby restaurants

Parlay E18564 m
BGR London568 m
Chicken Cottage572 m
Lakehouse Hungarian582 m

Nearby pubs

The George624 m
Lizard Lounge697 m
Slug and Lettuce699 m
Toby Carvery1.1 km

Nearby gyms

Sylvestrian Leisure Centre760 m

Nearby pharmacies

Ocean Pharmacy572 m
Allens Pharmacy680 m
Boots712 m
Churchfield Pharmacy855 m

Nearby health

Numi Scan East London571 m
Bupa Dental Care679 m
The Shrubberies Medical Centre733 m
Lily House Consulting Rooms735 m
Food hygiene (5-star)100% of 2

Business

Local businesses registered here

Active businesses
11
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

27 DAISY ROAD MANAGEMENT COMPANY LIMITED
CJ DESIGN SOLUTIONS LTD
FEEDBACK FOUNTAIN LIMITED
HIRANI PROPERTIES LIMITED
INFINITY TRADE NETWORK LIMITED

+6 more

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

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 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

52.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,227m
Crossrail 2 route5,154m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,370 nationally

1,563

Est. population

9,442/km²

59%

Employed

58%

Degree educated

£44,300

Median income

1.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

65

Community stability

Age profile

22%
15%
20%
23%
21%
Under 1822%
18–3415%
35–4920%
50–6423%
65+21%

Tenure

49%
43%
Own outright49%
Own (mortgage)43%
Private rent7%
Social rent1%

Ethnicity

32%
48%
White British32%
White Other9%
Asian48%
Black2%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine7%
No car household5%
Unemployed2%
No qualifications11%

Housing tenure (Census 2021)

Private rent7%
Social rent1%

vs. London

Income vs London+5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
10
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)
25
Largest scheme
160 homes · 89-111, 89-111, HIGH ROAD, SOUTH WOODFORD, E18 2QP
Pipeline pressure
NONE

Named schemes (500m)

FORMER GARAGES SITE, FORMER GARAGES SITE, GROVE END, E1812 homes
completed
19-25, 19-25, Carnarvon Road, London, E18 2NT7 homes
completed
GARAGE BLOCK ADJACENT 57, GARAGE BLOCK ADJACENT 57, Buckingham Road, SOUTH WOODFORD, E182 homes
completed
35, 35, Greenheys Drive, South Woodford, E18 2HA2 homes
completed
Development At 81, Grove Road, South Woodford, London2 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 2HH

Full postcodeE18 2HH
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.592059
Longitude0.014712
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