Postcode · London

E12 5EF area guide

Who lives in E12 5EF, what homes sell for, and how it compares on crime, schools and transport.

Neighbourhood: Wanstead Flats
Council: Redbridge
Region: London
Neighbourhood population: 1,543 (2024)

E12 5EFLondon

At a glance

What E12 5EF is like

E12 5EF is a postcode in the Wanstead Flats area of Redbridge. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 1,543 people. 67.6% of households own their home, 13.6% rent privately and 17.6% are in social housing. The largest age group is 50–54, and 55.5% of adults are in work. On deprivation, it sits near the middle of the scale for England. Higher-harm crime is well below the England and Wales average. Homes in E12 5 sold for a median of £607,500 over the year to August 2026.

Scores

How E12 5EF compares

Headline figures for E12 5EF, set against England as a whole.

AffluenceMore

7.0/ 10

Around the middle. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

5/ 10

Around the middle: 20.0 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore

£607,500

Median over 48 sales in E12 5, +21.9% on the year before.

TransportMore

8.8/ 10

Excellent: 7 stations within a mile, 11 bus stops within 800m.

SchoolsMore

100%

Rated good or better across 8 inspected schools within 1 mile.

Household incomeMore

£86,852

Average annual income before tax, higher than 96% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where E12 5EF differs most from the national average.

01
Prices risingPositive
The median sale price in E12 5 is up 21.9% on the year before.
02
Well connectedPositive
7 stations within a mile and 11 bus stops within a ten-minute walk.
03
Well-rated schoolsPositive
100% of the inspected schools nearby are rated good or better.
04
Few private renters
Only 13.6% of households rent privately, against 20.5% across England.

Questions

E12 5EF FAQs

Is E12 5EF a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 7.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 20.0 per 1,000 people a year, band 5 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 8.8 out of 10 (excellent).

How much does a house cost in E12 5EF?

The median sale price over the last year was £607,500.

Homes in E12 5 sold for a median of £607,500 across 48 sales in the year to August 2026, +21.9% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is E12 5EF safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 20.0 offences per 1,000 people a year around E12 5EF, well below the 31.1 average across England and Wales, band 5 of 10.

Who lives in E12 5EF?

Age, home ownership and housing from the census.

The largest age group is 50–54, at 9.4% of residents. 67.6% of households own their home. The most common property type is terraced (56.1%).

Which council covers E12 5EF?

The local authority for E12 5EF is Redbridge.

E12 5EF comes under Redbridge in London. Council tax, planning applications and bin collections are handled there.

How well connected is E12 5EF?

Connectivity scores 8.8 out of 10.

There are 11 bus stops within 800m and 7 stations and tram stops within a mile, scoring 8.8 out of 10 (excellent). The nearest station is Manor Park Station, 0.8 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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