E18 2HP 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 2HP?

The median property price in E18 2HP is £1900k. Prices changed +26.7% 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 2HP?

E18 2HP 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 5.4 minutes away. There are 0 bus routes serving the area.

What are the schools like near E18 2HP?

The nearest primary school to E18 2HP is Churchfields Junior 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 2HP?

E18 2HP has a liveability score of 80/100, placing it in the top 5% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

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

Deep-dive guides for E18 2HP

🛡️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 2HP is in South Woodford, Redbridge — exceptional school provision — 100% Good or Outstanding.
🏠Property prices average £1.9m (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.

£1,900,000

Median sale price

+26.7%

This year

Detached

Dominant type

Price history

5-year change

+26.7%

Sales (24 months)1

New build0.0%

Avg detached£1,900,000

Price per m²£10,573/m²

Avg floor area179.7 m²

EPC breakdown

Based on 12 properties · Confidence: medium

Street mix

Semi 43%Detached 57%

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£139,250

First-time buyerFTB

£139,250

Additional propertyBTL/2nd

£196,250

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

42.9×

Price-to-income

£9,505/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£449,250

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)

Heating fuelmains gas (not community)

GlazingFully double glazed

Council tax band Band FAnnual charge £2,905

Price growth potentialLow

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,900,000)

£139,250

Standard buyer

£139,250

First-time buyer

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.

Low gross yield (0.88%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent£1,400

Gross yield0.88% (low)

Gentrification score27/100

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

Low

Price growth potential

High

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

5.4 min walk

🚂

Wood Street

Nearby stations

🚇

South Woodford Underground StationCentral

6 min walk

🚇

Snaresbrook Underground StationCentral

17 min walk

🚇

Wood Street Rail StationWeaver

22 min walk

🚂

Wood StreetNational Rail

22 min walk

🚇

Woodford Underground StationCentral

23 min walk

🚌No bus stops within 400m

Walkability score

126

Footpaths (500m)

Santander docks (800m)

3.8 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

Churchfields Junior School

Not yet inspected · 8 min walk

KS2: 108.8

★★★

Secondary

Woodbridge High School

Outstanding · 16 min walk

P8: +0.39A8: 54.8

100% of local schools rated Good or Outstanding

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 46 min walk

5 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: 10.3 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 43%

Nearest SSSI: Chingford Reservoirs SSSI — 6.1 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

3 min walk

96%

Recommend GP

96%

Overall GP experience

GPs within 1km

Dentists within 1km

Care homes (1km)

Nearest hospital · 1.1 km

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.3 km

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

Demographics

22 Apr

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Rank: 33,370 nationally

1,563

Est. population

9,442/km²

59%

Employed

58%

Degree educated

£44,300

Median income

1.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

Community stability

Age profile

Under 1822%

18–3415%

35–4920%

50–6423%

65+21%

Tenure

Own outright49%

Own (mortgage)43%

Private rent7%

Social rent1%

Ethnicity

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 rent 7%Social rent 1%

vs. London

Income vs London+5.5%

Price vs London+265.4%

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 · 311 m

9 swimming pools

Libraries (1km)

Cinemas (2km)

387m

Post office

Nearby shops

Woodford Food & Wine136 m

William Webb News230 m

SDA Stores361 m

McColl's413 m

Nearby cafes

Cafe on the Lane302 m

Soul Stop Cafe308 m

Costa330 m

Little Woodford Cafe365 m

Nearby restaurants

Parlay E18139 m

BGR London201 m

Chicken Cottage212 m

Lakehouse Hungarian234 m

Nearby pubs

The George269 m

Slug and Lettuce302 m

Lizard Lounge303 m

Red Mantra417 m

Nearby pharmacies

Ocean Pharmacy158 m

Boots293 m

Allens Pharmacy317 m

Daniel's Pharmacy358 m

Nearby health

Numi Scan East London154 m

Bupa Dental Care246 m

Glebelands Practice303 m

London Circumcision Centre317 m

Food hygiene (5-star)60% of 88

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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

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E18 2HP

At a glance

📍 Track E18 2HP

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Environment

Health

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Amenities

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Frequently asked questions

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