South Woodford · Redbridge · Leyton and Wanstead constituency · 51.59412, 0.02211

E18 2QP— South Woodford, Redbridge

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

The practical family move

 

Schools 100%Safety 76/100Transport 45/100Yield 3.79%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
76
Schools
100
Transport
45
Environment
60
Investment
62

The bottom line

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

The catch: very high noise — check proximity to rail lines.

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Location

E18 2QP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E18 2QP

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E18 2QP has changed

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 · Inspected Oct 2024 · 6 min walk

KS2: 108.8

★★★

Secondary

Woodbridge High School

Outstanding · Inspected Feb 2023 · 14 min walk

P8: +0.39A8: 54.8

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

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 49 min walk

5 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

95

Road safety score

5

Accidents (5yr)

7

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: LFB Woodford · 1.7km

Crime is +47% above London average

Property

Prices, sales volume and market trends

Avg floor area52.7 m²

EPC breakdown

C
9%
D
13%
E
1%

Based on 23 properties · Confidence: medium

Street mix

Terraced 36%Flat 54%Other 11%

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

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£131,750
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

1995–2022 · CAGR

+5.9%

Total change

+365%

Market Activity

Price Velocity & Acceleration

Current Velocity

+157.7%

per year

Acceleration

+147.27

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £100k–£125k · 25 sales

Property Type Mix

Total: 25 sales

Terraced40%
Flat/maisonette60%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£206k£138k-33.1%1.2
Post-dot-com plateau2001–2004£110k£200k+81.8%2
Pre-crash peak2005–2007£239k£182k-24.2%1.3
GFC & correction2009–2011£500k£215k-57%1.5
Help-to-Buy recovery2015–2015£337k£337k+0%2
Pandemic surge2020–2020£373k£373k+0%2
Rate-rise correction2022–2022£960k£960k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.9% alpha

Flat/maisonette+1.9% α
Local
7.8%
District
5.9%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing14
Trend Position10

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
5.3 min walk
Wood Street

Nearby stations

South Woodford Underground StationCentral
5 min walk
Snaresbrook Underground StationCentral
19 min walk
Woodford Underground StationCentral
21 min walk
Wood Street Rail StationWeaver
24 min walk
Wood StreetNational Rail
24 min walk
No bus stops within 400m

61

Walkability score

148

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

14

Car parks (800m)

10

EV chargers (800m)

Nearest car park104m
Santander docks (800m)0
Nearest cycle dock4.0 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.5 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 67%
Less green space than 76% of London

Nearest SSSI: Chingford Reservoirs SSSI — 6.0 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

GLEBELANDS PRACTICE

2 GLEBELANDS AVENUE, SOUTH WOODFORD, E18 2AB

2 min walk

96%

Recommend GP

96%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 1.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

29

Restaurants (800m)

13

Cafes (800m)

3

Pubs (400m)

5

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

3

Convenience

Nearest supermarketInternational Supermarket · 227 m
1 tennis courts10 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)

346m

Post office

Nearby shops

William Webb News41 m
Woodford Food & Wine115 m
Woody Food & Wine272 m
SDA Stores305 m

Nearby cafes

Cafe on the Lane145 m
Soul Stop Cafe213 m
The Canteen Cafe248 m
Costa266 m

Nearby restaurants

BGR London9 m
Chicken Cottage21 m
Lakehouse Hungarian46 m
Zizzi107 m

Nearby pubs

The George77 m
Lizard Lounge136 m
Slug and Lettuce139 m
Red Mantra381 m

Nearby pharmacies

Ocean Pharmacy79 m
Allens Pharmacy128 m
Boots170 m
Daniel's Pharmacy299 m

Nearby health

Numi Scan East London84 m
The Shrubberies Medical Centre171 m
Lily House Consulting Rooms173 m
Eleos Clinic181 m
Food hygiene (5-star)65% of 107

Business

Local businesses registered here

Active businesses
32
New (last 12 months)
7
Dissolved (last 12 months)
0
Industry diversity
18
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

A

High street health

Registered businesses

37 HIGH ROAD RTM COMPANY LIMITED
4ORTY LTD
4ORTY ONE LTD
ADONIX TRADE LTD
AROKI & SON LTD

+15 more

Investment

Investment grade, yield and market outlook

62

Investment score

Good

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

51

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,676m
Crossrail 2 route5,687m

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)
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)
18
Planning apps (3 years)
19
Local approval rate
61%
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
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

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 2QP

Full postcodeE18 2QP
Postcode districtE18
BoroughLondon Borough of Redbridge
WardSouth Woodford
Latitude51.594117
Longitude0.022109
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