South Woodford · Redbridge · Leyton and Wanstead constituency · 51.59379, 0.01864

E18 2JG— South Woodford, Redbridge

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

The family fortress

 

Schools 100%Safety 76/100Transport 39/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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

Liveability
67
Safety
76
Schools
90
Transport
39
Environment
73
Investment
51

The bottom line

E18 2JG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E18 2JG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+23.1% vs London avg
vs London crime+47.0% vs London avg

Deep-dive guides for E18 2JG

🛡️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 2JG 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 · 7 min walk

KS2: 108.8

★★

Secondary

Woodford County High School

Good · Inspected Nov 2022 · 19 min walk

P8: +0.79A8: 78.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.7 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+50% vs borough

Crime by type

Other32%
Violence & sexual offences19%
Anti-social behaviour15%
Vehicle crime11%
Burglary7%
Drug offences6%
Theft5%
Robbery5%

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 +47% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£3,592/m²
Price per ft²£334/ft²
Avg floor area72.5 m²

EPC breakdown

C
19%
D
19%
E
4%
F
1%

Based on 43 properties · Confidence: high

Street mix

Semi 9%Terraced 2%Detached 3%Flat 84%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

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£181,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,788
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.4%

Total change

+381%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.8%

per year

Acceleration

+73.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 85 sales

Property Type Mix

Total: 85 sales

Detached3.5%
Semi-detached9.4%
Terraced2.4%
Flat/maisonette84.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£75k+44.2%3.7
Post-dot-com plateau2001–2004£93k£148k+59.1%4.5
Pre-crash peak2005–2007£130k£190k+46.2%2.3
GFC & correction2008–2012£198k£197k-0.3%1.8
Help-to-Buy recovery2013–2015£235k£350k+48.9%2.3
Brexit uncertainty2017–2019£370k£275k-25.7%2.3
Pandemic surge2020–2021£273k£254k-6.9%2.5
Rate-rise correction2022–2023£320k£1.20m+275%2.5
Current market2024–2025£263k£250k-4.8%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
5.7%
District
6.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
South Woodford Underground StationCentral line
7.7 min walk
Wood Street

Nearby stations

South Woodford Underground StationCentral
8 min walk
Snaresbrook Underground StationCentral
18 min walk
Wood Street Rail StationWeaver
21 min walk
Wood StreetNational Rail
21 min walk
Woodford Underground StationCentral
23 min walk
No bus stops within 400m

42

Walkability score

88

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

12

Car parks (800m)

8

EV chargers (800m)

Nearest car park338m
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.3 km away✗ Not Green Belt✗ Not AONB47% green spaceTree canopy: 64%
More green space than 94% 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

6 min walk

76%

Recommend GP

76%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 11.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

21

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The George (295 m)

Nearest supermarketInternational Supermarket · 455 m
10 swimming pools

Nightlife (500m)

1

Nightclubs

1

Late-night venues

E
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

560m

Post office

Nearby shops

William Webb News253 m
Woodford Food & Wine287 m
Woody Food & Wine361 m
SDA Stores525 m

Nearby cafes

The Canteen Cafe341 m
Cafe on the Lane388 m
HDO408 m
Soul Stop Cafe445 m

Nearby restaurants

BGR London248 m
Chicken Cottage249 m
Lakehouse Hungarian254 m
Parlay E18285 m

Nearby pubs

The George295 m
Lizard Lounge377 m
Slug and Lettuce381 m
Red Mantra593 m

Nearby pharmacies

Ocean Pharmacy279 m
Allens Pharmacy351 m
Boots409 m
Daniel's Pharmacy520 m

Nearby health

Numi Scan East London280 m
The Shrubberies Medical Centre410 m
Lily House Consulting Rooms414 m
Eleos Clinic424 m
Food hygiene (5-star)60% of 67

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

AGM MANAGEMENT (LONDON) LTD
ARCHICRAFT LIMITED
AVA G MANAGEMENT LTD
AZ SOCIAL CARE SOLUTIONS LIMITED
BONNIE CASKS LTD

+6 more

Investment

Investment grade, yield and market outlook

51

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

61.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,528m
Crossrail 2 route5,445m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,462 nationally

2,424

Est. population

8,502/km²

69%

Employed

57%

Degree educated

£51,700

Median income

4.0%

Claimant rate

Inner cityHigh densityYoung professionals

32

Community stability

Age profile

21%
28%
27%
13%
Under 1822%
18–3428%
35–4927%
50–6413%
65+11%

Tenure

14%
26%
50%
Own outright14%
Own (mortgage)26%
Private rent50%
Social rent10%
Shared ownership0%
Rent free0%

Ethnicity

39%
17%
27%
White British40%
White Other17%
Asian27%
Black6%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine12%
No car household36%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent50%
Social rent10%

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)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
14
Local approval rate
58%
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)
66
Largest scheme
482 homes · 98-106, 98-106, High Road, South Woodford, E18 2QS
Pipeline pressure
NONE

Named schemes (500m)

89-111, 89-111, HIGH ROAD, SOUTH WOODFORD, E18 2QP160 homes
completed
COURTHOUSE, 177-191, COURTHOUSE, 177-191, HIGH ROAD, SOUTH WOODFORD, E18 2PA48 homes
completed
Platinum House, 42, High Road, South Woodford, E18 2RG33 homes
completed
Development At Regency Court 89 To 111, High Road, South Woodford, E18 2JT9 homes
completed
19-25, 19-25, Carnarvon Road, London, E18 2NT7 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 2JG

Full postcodeE18 2JG
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.593790
Longitude0.018644
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