South Woodford · Redbridge · Leyton and Wanstead constituency · 51.59476, 0.02032

E18 2JL— South Woodford, Redbridge

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

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 38/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
69
Safety
84
Schools
90
Transport
38
Environment
59
Investment
45

The bottom line

E18 2JL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E18 2JL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E18 2JL meets your needs.

Location

E18 2JL

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 2JL

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E18 2JL with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How E18 2JL 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 · 6 min walk

KS2: 108.8

★★

Secondary

Woodford County High School

Good · Inspected Nov 2022 · 17 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 · 33 min walk

4 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

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: LFB Woodford · 1.7km

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£9,815/m²
Price per ft²£912/ft²
Avg floor area136.9 m²

EPC breakdown

C
3%
D
12%
E
9%
G
1%

Based on 25 properties · Confidence: medium

Street mix

Semi 91%Flat 9%

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£342,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band DAnnual charge £2,011
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.1%

Total change

+627%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.3%

per year

Acceleration

-28.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached90.6%
Flat/maisonette9.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£152k£80k-47.2%1.8
Post-dot-com plateau2001–2002£293k£314k+7.2%2
Pre-crash peak2005–2007£244k£500k+104.9%2
GFC & correction2008–2012£610k£390k-36.1%1
Help-to-Buy recovery2013–2016£590k£920k+55.9%1.2
Brexit uncertainty2017–2019£768k£1.10m+43.3%1
Pandemic surge2021–2021£963k£963k+0%2
Current market2024–2025£1.18m£1.10m-6.3%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.1% alpha

Semi-detached-0.1% α
Local
7.1%
District
7.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
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
7 min walk
Wood Street

Nearby stations

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

54

Walkability score

119

Footpaths (500m)

0

Santander docks (800m)

3.9 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria54 min ↑
Waterloo52 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

12

Car parks (800m)

10

EV chargers (800m)

Nearest car park241m
Santander docks (800m)0
Nearest cycle dock3.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.5 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 83% of London

Nearest SSSI: Chingford Reservoirs SSSI — 5.8 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

4 min walk

76%

Recommend GP

76%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

24

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

3

Convenience

Nearest supermarketInternational Supermarket · 369 m
10 swimming pools

Nightlife (500m)

1

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

489m

Post office

Nearby shops

William Webb News129 m
Woody Food & Wine211 m
Woodford Food & Wine242 m
SDA Stores448 m

Nearby cafes

The Canteen Cafe189 m
HDO257 m
Cafe on the Lane269 m
Soul Stop Cafe353 m

Nearby restaurants

Lakehouse Hungarian127 m
Chicken Cottage136 m
BGR London143 m
Vadi156 m

Nearby pubs

The George160 m
Lizard Lounge253 m
Slug and Lettuce260 m
Red Mantra524 m

Nearby pharmacies

Allens Pharmacy211 m
Ocean Pharmacy214 m
Boots308 m
Daniel's Pharmacy441 m

Nearby health

Numi Scan East London218 m
The Shrubberies Medical Centre279 m
Lily House Consulting Rooms287 m
Eleos Clinic301 m
Food hygiene (5-star)63% of 91

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
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

HAINAULT IT SERVICES LIMITED
KANAH HOLDINGS LIMITED
KANAH LIMITED
KANAH PROPERTIES LTD
SENA CYBER GLOBAL LTD.

Investment

Investment grade, yield and market outlook

45

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 score24/100
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

57.9

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,678m
Crossrail 2 route5,573m

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)
16
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
15
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)
72
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
128-138, 128-138, HIGH ROAD, SOUTH WOODFORD, E1837 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

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

Live in E18 2JL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E18 2JL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Redbridge with nearby boroughs:

Redbridge vs Waltham ForestRedbridge vs Havering

Similar postcodes

Frequently asked questions

📍 Track E18 2JL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E18 2JL

Full postcodeE18 2JL
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.594760
Longitude0.020318
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