South Woodford · Redbridge · Leyton and Wanstead constituency · 51.59498, 0.02156

E18 2JT— South Woodford, Redbridge

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

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 39/100Yield 4.15%

Best for: Families, Owner-occupiers

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

Liveability
70
Safety
84
Schools
90
Transport
39
Environment
60
Investment
51

The bottom line

E18 2JT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £405,000 median — 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.

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Location

E18 2JT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-22.1% vs London avg
vs London income+23.1% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for E18 2JT

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How E18 2JT 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 · 5 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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 50 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

99

Road safety score

1

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: LFB Woodford · 1.6km

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£405,000

Median sale price

22% below London median

£405,000 is 22% below the London median (£520,000)

-1.2%

This year

Flat

Dominant type

Price history

5-year change
+12.5%
Sales (24 months)5
New build0.0%
Avg flat£405,000
Price per m²£5,811/m²
Price per ft²£540/ft²
Avg floor area69.5 m²

EPC breakdown

B
15%
C
37%
D
5%

Based on 57 properties · Confidence: high

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

Stamp duty

Standard buyer£7,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,900

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

7.8×

Price-to-income

£2,026/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£173,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2026 · CAGR

+1.7%

Total change

+41%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.1%

per year

Acceleration

-21.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 103 sales

Property Type Mix

Total: 103 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£286k£281k-1.8%16.7
GFC & correction2008–2012£275k£291k+5.6%3
Help-to-Buy recovery2013–2016£295k£426k+44.3%5.5
Brexit uncertainty2017–2019£460k£425k-7.6%1.3
Pandemic surge2020–2020£388k£388k+0%2
Rate-rise correction2022–2023£435k£405k-6.9%3.5
Current market2024–2026£380k£405k+6.6%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
2.1%
District
3.2%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
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
6.3 min walk
Wood Street

Nearby stations

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

57

Walkability score

133

Footpaths (500m)

0

Santander docks (800m)

4.0 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

13

Car parks (800m)

10

EV chargers (800m)

Nearest car park155m
Santander docks (800m)0
Nearest cycle dock4.0 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 waterMEDIUM
Medium
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: 10.6 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 76% of London

Nearest SSSI: Chingford Reservoirs SSSI — 5.9 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

3 min walk

76%

Recommend GP

76%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

25

Restaurants (800m)

11

Cafes (800m)

3

Pubs (400m)

5

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

3

Convenience

Nearest supermarketInternational Supermarket · 305 m
1 tennis courts9 swimming pools

Nightlife (500m)

1

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

430m

Post office

Nearby shops

William Webb News68 m
Woody Food & Wine172 m
Woodford Food & Wine218 m
SDA Stores388 m

Nearby cafes

The Canteen Cafe148 m
Cafe on the Lane193 m
HDO209 m
Soul Stop Cafe288 m

Nearby restaurants

Lakehouse Hungarian64 m
PizzaExpress68 m
Vadi69 m
Nando's73 m

Nearby pubs

The George80 m
Lizard Lounge174 m
Slug and Lettuce182 m
Red Mantra465 m

Nearby pharmacies

Allens Pharmacy124 m
Ocean Pharmacy182 m
Boots239 m
Daniel's Pharmacy380 m

Nearby health

Numi Scan East London188 m
The Shrubberies Medical Centre195 m
Lily House Consulting Rooms204 m
Eleos Clinic220 m
Food hygiene (5-star)64% of 96

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BURGER AND SHAKES LTD
JOSEPH LYONS PERSONAL TUITION SERVICES LTD
KGMR CONSULTING LTD
MATT TAYLOR ELECTRICAL LTD
MITCH HARRIS FILM LTD

+3 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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score25/100
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

66.6

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,741m
Crossrail 2 route5,661m

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%
Price vs London-22.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
18
Local approval rate
52%
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)
67
Largest scheme
482 homes · 98-106, 98-106, High Road, South Woodford, E18 2QS
Pipeline pressure
NONE

Named schemes (500m)

98-106, 98-106, High Road, South Woodford, E18 2QS482 homes
completed
89-111, 89-111, HIGH ROAD, SOUTH WOODFORD, E18 2QP160 homes
completed
10-14, 10-14, CHURCHFIELDS, E18 2QZ56 homes
completed
COURTHOUSE, 177-191, COURTHOUSE, 177-191, HIGH ROAD, SOUTH WOODFORD, E18 2PA48 homes
completed
LAND REAR OF, 43-83, LAND REAR OF, 43-83, CHURCHFIELDS, E1845 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£405,000)

£7,750

Standard buyer

£0

First-time buyer

Save £7,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E18 2JT

Full postcodeE18 2JT
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.594981
Longitude0.021555
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