South Woodford · Redbridge · Leyton and Wanstead constituency · 51.59409, 0.01664

E18 2JE— South Woodford, Redbridge

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

The family fortress

 

Schools 100%Safety 84/100Transport 33/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
68
Safety
84
Schools
90
Transport
33
Environment
88
Investment
41

The bottom line

E18 2JE 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 2JE

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+23.1% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for E18 2JE

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E18 2JE 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 · 8 min walk

KS2: 108.8

★★

Secondary

Woodford County High School

Good · Inspected Nov 2022 · 18 min walk

P8: +0.79A8: 78.3

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

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.4 incidents per 1,000 residents

Better than 66% of London
→ Stable

-29% vs borough

Crime by type

Violence & sexual offences28%
Vehicle crime22%
Anti-social behaviour20%
Other11%
Drug offences9%
Burglary7%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 1.8km

Crime is 30% 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£6,448/m²
Price per ft²£599/ft²
Avg floor area44.2 m²

EPC breakdown

C
2%
D
3%

Based on 5 properties · Confidence: low

Street mix

Flat 100%

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£110,500
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, 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

2000–2024 · CAGR

+5.5%

Total change

+260%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.6%

per year

Acceleration

-27.58

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£79k£79k+0%2
Post-dot-com plateau2001–2003£75k£135k+81.2%1.3
Pre-crash peak2005–2007£146k£181k+24%1.3
GFC & correction2011–2012£169k£185k+9.5%1
Brexit uncertainty2018–2018£190k£190k+0%1
Rate-rise correction2022–2022£260k£260k+0%1
Current market2024–2024£285k£285k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Flat/maisonette+1.1% α
Local
14.1%
District
13%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
9.4 min walk
Wood Street

Nearby stations

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

24

Walkability score

10

Footpaths (500m)

0

Santander docks (800m)

3.8 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

10

Car parks (800m)

4

EV chargers (800m)

Nearest car park480m
Santander docks (800m)0
Nearest cycle dock3.8 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: 10.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 5.8 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

6 min walk

76%

Recommend GP

76%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

Nearest hospital · 1.4 km
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

35

Parks (1km)

17

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The George (421 m)

Nearest supermarketInternational Supermarket · 597 m
10 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)

703m

Post office

Nearby shops

William Webb News383 m
Woody Food & Wine429 m
Woodford Food & Wine430 m
SDA Stores668 m

Nearby cafes

The Canteen Cafe415 m
HDO477 m
Cafe on the Lane522 m
Soul Stop Cafe586 m

Nearby restaurants

Lakehouse Hungarian383 m
BGR London383 m
Chicken Cottage383 m
Vadi421 m

Nearby pubs

The George421 m
Lizard Lounge510 m
Slug and Lettuce515 m
Red Mantra736 m

Nearby pharmacies

Ocean Pharmacy422 m
Allens Pharmacy475 m
Boots549 m
Churchfield Pharmacy593 m

Nearby health

Numi Scan East London423 m
The Elmhurst Practice503 m
Queen Mary Practice512 m
The Shrubberies Medical Centre540 m
Food hygiene (5-star)59% of 51

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

41

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 score20/100
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

59.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,489m
Crossrail 2 route5,311m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,670 nationally

1,917

Est. population

12,516/km²

69%

Employed

54%

Degree educated

£51,700

Median income

3.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

44

Community stability

Age profile

23%
21%
27%
19%
Under 1824%
18–3421%
35–4927%
50–6419%
65+11%

Tenure

27%
34%
33%
Own outright27%
Own (mortgage)34%
Private rent33%
Social rent5%
Shared ownership1%
Rent free0%

Ethnicity

47%
17%
17%
White British47%
White Other17%
Asian17%
Black6%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine13%
No car household26%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent33%
Social rent5%

vs. London

Income vs London+23.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
11
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)
63
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
Eaton Court, Eaton Court, High Road, South Woodford, E18 2JU6 homes
completed
Development At Torfell 24, 24, Grove Hill, South Woodford, E18 2JH4 homes
completed
Development Site Rear Of Torfell 24, 24, Grove Hill, South Woodford3 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
4,757
Constituency
Chingford and Woodford Green

Councillors

Beverley Lisa BrewerLabour
Joe HehirLabour
Saiqa Qayum HussainLabour

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Key facts for E18 2JE

Full postcodeE18 2JE
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.594086
Longitude0.016636
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
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